Can anyone recommend a company that offers a builders risk policy to cover the construction period but then will also allow a cancellation and refund after work is finished to convert into a standard landlord policy.  

Just search and try to find ones that understand sourcing investment properties. 

It looks like I’m going against the grain with out of state flips but still want to understand the full picture.So in your opinion how should I find my rock star contractor?

I suspect you spoke to bank employees who weren’t in their commercial lending division and didn’t understand your borrowing request. 

Some lenders work with 220+ lenders and can really understand which lenders are best for you based on your situation.

A strong partnership benefits both parties.Happy vendors are more likely to prioritize your jobs and provide high-quality service, benefiting both tenants and owners.Balancing Stakeholder NeedsBalancing these relationships requires a strategic approach:1.Standardized Processes: Implement systems that ensure consistency and efficiency in addressing maintenance requests, approvals, and payments.2.Transparency: Use technology, like owner and tenant portals, to provide real-time updates and visibility into ongoing issues.3.Regular Communication: Maintain open lines of communication with all stakeholders.

I understand that most "Dips" don't last that long when you zoom out, as long as I can withstand the storm when it does come, then i'm good.

It will help a lot if you understand accounting and how the statements are actually generated.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.PM us if you’d like to discuss this logical approach in greater detail!

However, help me understand.