If seller note carrier doesn't grant the extension because the family needs the cash to buy something hard money for 18 months at 13% with points and fees is very costly but he never paid start up costs so it's just a means to the goal line.

Even HVAC companies are doing extremely well with a 3.5 ton Carrier System that costs 2k more now that it did last year (check out their stock CARR) with another price increase this fall.

Can you let us know your insurance carrier also?

Some companies will not do an umbrella unless they have all the underlying policies other carriers will cover over another companies home or auto policy.There are Stand Alone markets such as USLI that do not need any of the underlying policies.

Eg, the out of state properties need at least 300k liability with an AM Best rated A carrier.  

We’ve worked diligently with our carrier partners to keep rates stable for many years.

There are a ton of complexities here related to why insurance for carrier capacity is becoming problematic. 

If you can't find a local agent to help, I'm licensed in 45 states and have current clients in Texas and would be happy to help or help point you in the right direction.Any agent should be able to provide you with Evidence of Insurance upon request - it shouldn't matter if it's with the same carrier as the HOA.

Aside from that, I recommend you establish an Assistance Animal Policy that provides additional reasonable elements that must be followed, such as requiring a current veterinarian's report; requiring spay/neuter unless contra-indicated by the veterinarian; identifying chip or collar; and, in the case of a Multifamily property, animal must be carried or in a carrier when in confined common areas such as elevators and stairwells, unless doing so interferes with the animal's task or service for the disabled person.

It's possible that your tenant said Additional Insured and the insurance carrier might need more info for that.