. - My purpose in starting this thread 7 months ago was based the changes occurring at the time due to COVID. 

So even if you pick a state with stronger protections like WY or NV, the cause of action arose in the state where the tenant fell, so likely that the court where the accident happened would have jurisdiction.

Most of them now have some sister entity established so they can collect premiums and then file bankruptcy and leave when events occur.

Title transfer wouldn't occur / be recorded until the option is executed.

Provide an interim document: If your lender is willing to work with you, you could submit a document showing the refinance has occurred (e.g., confirmation of the new loan terms under the new borrower's name).

If the PM is unable/unwilling to collect from the tenant, demand they compensate you for allowing the expense to occur.

The hard part is looking forward to the future to predict your actions and when they may occur. 

The first claim hadn't even been paid out yet but was getting close to when the second first occurred.  

The only thing that has occurred as sold to me was the amount of rent from the City of Memphis but we don't know if that will possibly change as well.I know I reached out for points of contact in the area for doing more transactions but at this point I think I'm done.  

The flooding that occurred NC/TN had to be beyond mapped zones.