As you've noticed, rental property insurance is extremely tough to find in Louisiana right now, and will be highly dependent on the age of the roofs on your properties.

If nobody redeems, the judge forecloses the lien, quiets title, and orders the clerk to issue a deed to the investor.Because of a May 2024 statute amendment, anyone who has not received a final order of judicial foreclosure by 10/1/24 will be under the new rules.The new rules are the earliest you can foreclose your liens is 4 years after the first auction.

Are you in a safe, quiet neighborhood?

A nice quiet area of brockton.

It was extremely hard to get information about properties while owners and brokers seemed a lot more careless and missed basic things.  

That would put you between probably $3500-4500 depending on dp, property taxes etc. 85k salary, let’s say you are taking on home 60k, like even with house hacking, you’d simply at best be extremely house poor, at worst would be challenged to afford the mortgage, the vast majority of people buying homes in our area at this point in the cycle for a variety of reason are dual income households, tbh for a single person making 85k a year, you are just much better off renting or moving to locol area if remote or hybrid.

Meanwhile,  its not unfathomable for the bank who is approving your loans to wonder why this particular borrower feels it's necessary to take such extreme steps to protect themselves...what is it about them or their operation that is leading them to take such extreme measures?

I used to have several out of state investors who would buy houses in Memphis via the online tax sale auction, then hold them for a year so the redemption period ended, then they would hire an attorney to "quiet" the title which would take 4-6 months and cost roughly $5000 but then they had clear title and would sell it "as-is" to other investors or hire me and list it on the MLS and get higher offers. 

Bridge loans can be extremely useful for situations where you may be purchasing a property that has tenants already in the property who are well under market rents to the point where a DSCR loan wouldn't cash flow.

@Matt Owens - I've used the HELOC route to expand my portfolio and it has been extremely effective.