I have been looking at sf homes with comparable SqFt to one of the units, as well as the units combined to try and get a feel for what this is worth.

Quote from @Dustin Wilkes: Well hello there everyone.  

You bet.

All depends on a lot of things.No experience with or have ever heard of that lender, but I will look into them as well. 

You might be able to go this route if your lease says something to that effect.Without lease support, you can write them a letter informing them they are in violation of the terms of their lease due to the lack of proof of insurance.

We also had a transient tax and municipality as well.

You have not documented these incidents, nor have YOU informed your tenant this behavior is unacceptable.  

I am looking to purchase real estate for both investment purpose as well as to offset as much tax liability as possible. 

Welcome to the community and be ready for a huge amount of information at your finger tips.

I currently use Wells Fargo and it’s a pain in the butt to keep going there in person and setting up a security deposit account.