is the utility company threatening to shut off the water?

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

Just because you're renting to students, doesn't necessarily make it student housing in the eyes of an insurance company. 

We would only plan to manage our own properties.Would there be any tax advantages to starting our own property management company?

The text/chatbot can also do the same.We looked into this because our best appointment setter left for a more stable corporate job, and the other one got promoted within the company.

Many title companies will shy away from a tax lien foreclosure for several years.

Then - once you're stabilized around 90% occupancy - re enter the markets to secure quotes from Freddie / Fannie / HUD / life companies / banks / credit unions.If it's an acquisition perhaps you put short term debt on the property, re-position the asset, then refinance after you're turned the operation around.

most insurance carriers are middle men who broker a connection to a construction policy carrier and add 10% on top for themselves. the key is to find an insurance broker that the construction policy company pays to derive business for them so you get your policy at cost and will help shop with multiple providers to get you the most competitive terms 

The insurance company sent us a letter telling us they will be dropping us for that reason as well.

Since you’ve already got quotes from the big names, try checking with companies that specialize in investment properties or multi-family units—they can sometimes offer better coverage options tailored for rentals.