Just a builders risk policy if you are doing an extensive rehab on the property and then a landlord dwelling policy when the property is rented.

Look them up online, call and interview several of them.

But you should judge your PMs on more than just price.

can you store dumpsters on site?

I may explain that while I’d like to buy/finance/invest in his property, I need to earn a certain return on my invested capital for the given amount of risk, and if not able to earn the return on the subject deal than I will on the next deal.  

No sooner had we even closed on the property than they found a tenant ready to move in.

Those that cannot weather the storm get wiped out.Having cashflow positive properties provides a margin of safety you just do not have with negative cashflow.Why are you focused on buying in your backyard? 

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I have heard that CA is very competitive and very difficult to find deals in.

Here is a recent bulletin from PSI with more information on the exam & requirements for becoming a broker.