I have, however, gotten other tenant types form Zillow - mostly insurance relocation claims

High priced insurance people.  

Make sure you update your insurance policy.

Obviously they are running against the zoning policies, always feel like doing something in the gray.

Just wondering how you feel about the unique challenges NOLA has relative to economy & climate change (insurance), population decline.  

Also, if you're working with a local bank, theyre likely choosing not to originate  Conventional loans for investment properties and to only offer commercial loans that they hold on their balance sheet, which are subject to their own internal credit policies.

Well, once I started the process of buying I was quickly introduced to the importance of title insurance.

It’s easy to find tenants, population/jobs are increasing, and property taxes/insurance aren’t skyrocketing. 

Utilizing an attorney sans title insurance can work well - IF the attorney is knowledgeable and experienced in real estate transactions and the parties are ok forgoing title insurance.  

However, if you're running your numbers then you'll want to make sure that you're including all the interested paid for the money borrowed from your HELOC as well as the carrying costs including utilities, insurance and property taxes.