Do you also use Redfin/Zillow as a starting point? 

House hacking could possibly at least cut that painful expense so not saying you shouldn't do but really watch your numbers.

Each of these categories has it's own sub-steps.Thank you all.

I'd recommend this strategy for a new investor vs. doing a HML on your first deal. 

I currently don’t have much capital, but I do have time.

Doesn't mean its a necessity to have it formed here but it is a fairly straight-forward process. 

Per my insurance agent, this is pretty common for this unit range in this volitile insurance climate, however, it came in way higher than I was expecting.

Looking for a 8-12 month loan for $550k-$600k (purchase price and rehab) that would be in 1st position at an interest rate of around 9%Will do a traditional refinance with a bank once rehab is complete and rental rates are raised and in place.

No perfect answer on this one as it will require some sort of sacrifice, just depends on what sacrifice you want to make.

-Why don't you ask your current PMC if they can do the same thing?