Morning Nathan,Congrats on exploring a big jump-it takes courage to buck the news cycle and confidently reach for a bigger future!

Tenants will set up insurance, show you proof, then cancel their policy right after moving in.

This would not cost anything BUT tenants may be able to argue over bill more and I know RUBS has sometimes been outlawed in certain jurisdictions so would be less future proof.

Do you have a pre-approval or proof of funds ready?

Next time ask them for proof. 

Do you need to provide proof of funds at the bid or are the actual funds due at the time you win bid?

As for non-bank loans, I'm familiar with a loan program that provides 100% financing, but it requires a minimum 650 credit score and proof of funds covering 12 months of interest.

But with that one lender I found I am not lendable due to not having proof of income for the last two years.

Even if they don’t invest, they may introduce you to someone who will.Show Proof of Concept – If you haven't already, consider doing a smaller deal with your own capital or a close investor to establish credibility.

I called animal control and the city myself and facilitated the process getting a bear proof dumpster.