The BP community can help out a lot with a relatively little amount of info.

It covers all of my rentals up to a certain amount.

Oftentimes the "immediate and highest return" evaporates once you get into it and start dealing with various issues that weren't addressed upfront or due to location (harder to fix). 100% agree with you!

If you need more coverage, you can usually increase the liability amount on your current policy.

Also, what would you recommend about getting a property to fix and flip or rent?

The appraiser will ask for permits for the work done, and if there is non to be provided he/she will not give the value and in turn you will not be able to get the full amount of money out of the home you were hoping to get.  

I would try to get a 5 or 6 month lease at cheap after a washer dryer add then renew in June for a higher amount or register it then and optimize the rent. 

If you are looking to fix and flip, just make sure you look for a 12 month term, non-dutch interest on the rehab funds (this means you do not pay interest on the rehab money until you use it), no prepayment penalty, and avoid any lenders that escrow your payments at closing.

Quote from @Dennis Knapp: they are offering 5% down and 5% fixed rate just seems to good to be true i am researching them now. 

The tailored terms are especially useful for unique real estate strategies like BRRRR or fix-and-flips.