Quote from @Clayton Silva: Definitely helps to get quotes from a few places, problem is that options are shrinking as more carriers leave the state of CA. 

Use terms like “urgent habitability issue” and “potential legal exposure.”Send a formal demand letter via certified mail, informing them of a deadline (like 48–72 hours) to respond.If they continue to stall, file a complaint with your state’s Department of Insurance.

Or the listing agent.If you have a provision on assigning leases to the buyer and transferring security deposits in the Offer To Purchase (in Wisconsin that's part of the standard form) the title company will put the SD as a line item on the closing statement.

I co-own and operate a PM company in NW Arkansas with my father.

How can a supposedly professional company with an experienced team make such a massive miscalculation?

The insurance company loans you the money to pay themselves the interest on the loans.

While my company name only contains "Bookkeeping," if you ask me what I do, I say "accountant and bookkeeper."

We are on the edge of mortgage rates getting ready to decline and home values in many states are growing.

Where are you looking to buy in those states?

Computer or Smartphone, an internet connection, a blank Purchase and Sales Agreement, and Assignment Contract, an investor friendly title company or lawyer(depending on which one your state uses for closings), a bank account..