I found a agent (who wasn't investor friendly), they gave me a lender (who was terrible), who gave me a title company (who messed up the closing continuously), and finally the insurance person (who gave me too low of coverage).

Look at is probability of sustaining a loss that exceeds the levels of coverage.  

Any questions regarding DP3 policies for rentals or other coverage types happy to offer any help I can. 

If you bought the property from the trustee you'd likely get a bargain and sale deed, get your title coverage and then no, I don't see how old unrecorded qcds would have any effect on you at all.Figuring out the other liens and who's foreclosing would help you understand a bit more what's going on.Not an attorney.

my lender is asking for the full loan amount to be the "Dwelling Coverage" ?  

If there is coverage for all three loans.

It's my understanding that commercial loan eligibility is assessed based on the debt service coverage ratio, LTV, and your previous experience investing in/managing similar properties.

Looking for some reputable insurance providers for my properties in Montgomery AL, please send any referrals and your experience with them. Thank you for your time. 

Other thing to keep in mind is to make sure you have proper liability coverage.

The DSCR is the Debt Coverage Rate which means Annual Net Operating Income divided by Annual Total Debt Payment.