Mold is being excluded by many companies.

I handle hundreds of insurance claims, resident compensation, crime, and pricing… so I am very familiar with the system and reasons behind policies. 

Quote from @Rich Davis: I know there have been posts regarding the ever increasing cost of insurance.  

In decades past, carriers were allowing people to carrier lower limits of insurance on their properties. 

you say they have insurance for their pet,, they need to give you a copy of that and you need to verify with company policy is up to date, give a copy of that to your ins company and let them know your working to have them move out and have given them notice to do just that. 

@Phillip Austin we've looked into these and it's our opinion they should only be used with Class A tenants, maybe Class B - deifinitely NOT Class C or D tenants.Several companies in this area will no longer allow S8 leases or tenants under 600 credit scores - because of the high number of claims & corresponding claim amounts.

If you can not find coverage with the agencies you have contacted, PM me and I will let you know the companies that we use that might do it.Because of your making payments to the owners potentially, I would look into commercial crime coverage and cyber liability. 

With a 9-5 job too busy to catch a breather, being that it will be my first rental property would you recommend finding a property management company to oversee the investment property OR create a profile on a property management platform, I am thinking about Avail unless there is a better platform, to collect rent and hire specialist as issues arise from tenants?

I would definitely reach out to several brokerages within the area that could better facilitate as the middleman when Insurance Companies do reach out. 

They are a reputable company.