What recommendations do you have for insurance on a triplex that's paid off in Miami, FL?

They pay for and change filters, bulbs, batteries.They haul off the trash right after the guests leave so the cleaners don't have to.They handle maintenance and basic repairs.They have replaced things like door knows and toilet wax rings.

So we backed off & eventually her kids moved her to assisted living. 

There're lot more beauty in this strategy to keep buying primary rather than keep buying rental (esp OOS) because you can pay off one house from other home equity within 9 years if rate is low enough and appreciation is twice than mortgage rate.

This deal was completely done off-market.

I just would price it based off what my former statements said-- simply off the main house. 

This is essentially a $6,000+ job of a brand new panel and outside shut off valve for what was previously a perfectly functioning system that had never given any issues. 

I am a broker as well, so unless the deal is off market, the seller is usually paying sometime of a commission.

You can find off market deals in any of the following methods you mentioned.

I am really surprised and caught off-guard by this.