I have tried to get quotes for these properties and I haven't found a company that is willing to insure me because I have open claims.

It's even worse for landlords "The company is also asking for rate hikes of 38% for rental dwellings and 15% for tenants, with the rates taking effect May 1."

Full Disclosure is Required for Non-Accredited InvestorsIf any non-accredited investors participate in your deal, you must provide them with detailed disclosure documents.The SEC states:“[The company] must give any non-accredited investors disclosure documents that generally contain the same type of information as provided in registered offerings.”This is where having a Private Placement Memorandum (PPM) and Subscription Agreement becomes absolutely necessary.A PPM outlines:✅ The risks of the investment✅ The structure of the deal✅ The terms and conditions✅ The use of fundsA Subscription Agreement ensures:✅ Investors acknowledge they understand the risks✅ They meet SEC requirements✅ They legally commit their capital🚨 Not providing these documents could leave you vulnerable to investor lawsuits.4.

You'll need to hire a title company to find out. 

I would like to continue using my excavation company and network of contractors as a vessel to push deeper into this realestate thing.

Depending on the type of commercial you want to get into my suggestion is to go work for a company that does commercial real estate as learning from people who do it and getting paid at the same time is not a bad strategy 

I am also wondering if anyone has any expericene with smartcoin box company?

Kyler, call your a couple of insurance companies and get a formal quote so you can take this back to the seller.  

I called my local insurance company, as well as two major companies and was told "good luck." 

Hard money and private investing are both ways to finance flips, but they work a little differently.Hard money loans are typically from companies or private lenders that specialize in short-term, high-interest loans.