File him to the insurance board of TN?

Your first concerns should be your operating procedures and insurance.  

If so, I would love to inquire who you're using for your mixed-use insurance?

Umbrella Insurance: Yes, having umbrella insurance is a good idea.

I'm also asking for contractor, CPA, insurance, and legal references from the property managers and will speak with / cross-reference them before going forward with one. 

While buying near a hospital can sometimes be a good investment, in this case, the hospital in question is MetroHealth, which is a county hospital primarily serving lower-income residents, many of whom are on Medicare or may not have insurance.

I'm eager to start the work of finding a drive-by appraiser and calling title & insurance companies to close this transaction.

In California, insurance companies are very tough now.

As you stated, that leads to higher property taxes and higher homeowners insurance as well, and when combined with higher property values and a 150% climb in interest rates, it compounds affordability issues.

I do this actively networking with other investors, sharing content on sites like Bigger Pockets and Think Realty magazine, and building relationships with referral partners like wealth managers.Finally, you have to have the best people working with you from your lender partner, to your property inspector, to your property manager, to your insurance partner, and asset protection and business attorney.