We were forced to have flood insurance on the home and that was the best investment we made because of a storm that wrecked havoc int he neighborhood last year.

I dealt with this for months until my inability to find a large construction company to build a double sided fire escape on this property forced me to sell it.

Dan Gilbert has been a huge force when it comes to investment as well.I'm happy to point you to some resources if you want to dive deeper.

This transaction has forced sale written all over it. 

would I take a break even deal if I could get $50+K in forced equity, $0 cash flow, and 90+% of my cash out? 

Since neither will accept responsibility, you either need to force their hand or scare them. 

Their systems are set up to "deliberately" delay claim filings, supporting service calls, claim approvals and scheduling actual work - such that an owner is usually forced to fix an issue to keep a tenant happy or for property preservation.

But, long term, you'll need to probably use a local credit union (or do forced appreciation with the bridge if its even possible)

Also, how to force tenants to put in their name, so they are charged, not the ownerHow will rekeys be done between tenants?

This is extremely common in areas of C D quality properties.. not necessarily the tenant that did it could be just your typical theft when a home goes vacant. this is why its critical to have a vacant home policy in force on your rentals..