In addition, it had a full gut with all-new plumbing, electricity, HVAC, etc... the renovation cost 250K+All projects were done remotely with a back-and-forth arrival to the states.

1) Rarely paying asking price or even "market price" for a property.2) Understanding how they may be able to reposition a poorly managed property for increased cashflow and value.3) Looking for creative financing, so they don't have to deal with a bank for a purchase loan.4) Understanding ROI, Cash-on-Cash, NOI, etc. and using those numbers to determine HOW MUCH they should offer on a property to meet their taget performance numbers.Funny, appropriate, recent interaction with a plumbing company.

Do you have flood insurance?

I would include at least the heavy hitters like title insurance, transfer taxes, appraisal, and paying my closing agent.

As we continue to grow doors, we're exploring the idea of purchasing renters insurance for our tenants and extending the cost to the tenant for a monthly fee.

At least 2-3 times each week, I get a referral or lead for someone wanting to buy an investment property with 5% down that cashflows $23.00/month with an insurance estimate that is half of what's realistic.

My insurance provider has given me a warning that this will change my insurance from a standard dwelling/fire to a surplus line, specific to undergrad tenants. 

We have property taxes and insurance to pay.

High property taxes and increases in insurance are very real there as well.

Also - you probably wouldn't want to close on the property without insurance as you would also lack protection.What is the reason you can't secure insurance?