Specifically:Licensed and Insured Contractors:Strong experience in fix-and-flip projects is preferred.Proven track record for meeting deadlines and staying within budget.Interested in building a long-term working relationship.Real Estate Agents:Knowledgeable about properties in Chattanooga and surrounding areas.Skilled in identifying high ROI opportunities for fix-and-flip projects.Open to partnering with an investor for repeat business.If you or someone you know is a great fit, please comment below or send me a direct message.

Questions they will have is who is the owner, what experience do they have, is their key person insurance against them etc. 

I understand that I need to account for taxes, insurance, and other costs—Should I go with a LML and then do a refi later on?  

You didn't mention the higher Florida insurance costs. 

Maintain - includes taxes and insurance?

If the permanent financing will allow you to recover most of your initial investment and the fair market rent covers the principal, interest taxes, and insurance with cash left over, you have a BRRRR.

Maybe you can call your insurance agent and they could possibly whip up a letter or something.

Clouded titles are often uninsurable from a title insurance perspective. 

I feel like these are my only options:- House Hack: Would I still need to pay the 6% tax rate if I'm getting rental property insurance?

In our market it is important to make sure they are a licensed broker, carry adequate GL and worker's comp (and name you as additional insured).