@Collin Luckett  Just adding, if you have the ability to fund with your HELOC, it would be far cheaper than PML or Hard money. 

I would call a real estate attorney and see what is the best way to remove the tenant and if you have the ability to remove them due to the fact that you cannot get any insurance. 

The Sampling Method is typically used for properties with nearly identical blueprints such as fast food chains or nursing facilities.EXPERIENCE OR “RULE OF THUMB” APPROACHThis approach is based upon the specialist’s experience in the industry and their ability to estimate the costs.

Let me add some new wisdom to this.Try not to see social media as "just another channel to try my luck".It is not a separate thing, especially doing SEO or paying for ads.When it comes to lead generation, it is not (just) about generating that lead.

It was hard to find anything that cash flowed enough to make it worth it to us, and I personally prefer to have the ability to manage my properties myself.We decided to pivot into business acquisition.

If there's a family member or friend in a similar situation, and you can both align on the initial plan (location, home type, price, usage/occupancy, etc) you can pretty easily get a co-ownership agreement in place and even a joint mortgage.The benefit here is it might open up your ability to buy a larger place in a nicer area which could lead to a faster rate of appreciation and overall better living environment. 

You may have more ability if you have any previous 401k's from previous employers?

"I was going reply reference your typing skills and overall spelling ability."

I was frustrated interviewing professionals to find out I often knew more than they did (specific to real estate) only because I am always reading and continuing to learn my trade to the best of my ability.  

You can always leverage rentals within their ability to service the debt.