With low rises, you don't run into problems with elevators and staircases.

So my cash flow is elevated due to some properties not being that close to 70% LTV with the 45% LTV significantly helping the cash flow (both units are rented below market but rent is $3200 and PITI is $1407)One other item about large cap expenses: see if it is covered by your insurance before taking on the expense.  

I just checked my heloc at Elevations.

The seller has provided the elevation certificate and the insurance quote on it is 2x what it would be on a similar property that's far from the floodplain.If you've had experience in investing properties in or near floodplains, I'd love your input on how it's been for you, and the risks you considered when buying them.Thanks!

They keep telling me they are "elevating" it (3 times now), but it has been 4 months with no resolution.  

Understand you won't be dealing with tenants whose elevator goes to the top floor very easily, many in the low income area have mental problems and/or lack education, no fault of theirs, but there are reasons why some are in the low income spectrum.

It is based on only on the price of the house but also on it's elevation based flood base elevation (FBE).

In the process I was informed I need flood insurance and have to have them surveyed to get an elevation certificate even to get a quote on insuranceDoes any one have any ideas on how to get around this?

However based on being on the second flood you should be well above the BFE requirements as long as your mechanicals are elevated as well.

A call to an insurance agent can get flood/insurance rates (you can roughly figure $3,000 for a 250,000 property but it really depends on elevation and area).