For example, when the entire town of Paradise, CA burned down a few years ago, many non-admitted insurers became insolvent leaving their policy holders high and dry.

My mother has a 2005 townhome and the builder used metal rod holders and heavy metal rods...look like galvanized fence posts.

Holders of long-term debt instruments (i.e.

We've had two properties listed with our counties housing program for months now, however they advised that they have no voucher holders looking for placement.

I have not heard of them before; it could be a local lender. however, make sure you ask for references for past clients who have closed with a similar scenario as yours. not all lenders work with ITIN holders and Foreign Nationals, if you need a referral let me know. 

If property is pre 1978 a lead safe credential is an EPA requirement so check if they are listed as a renovator there:http://cfpub.epa.gov/flpp/searchrrp_firm.htmYou should insist that a certificate of insurance is issued by their insurance company or agent naming you as the certificate holder.

I've also used them when I bought property from a friend and  when I was the mortgage holder for a house I bought for my son.

I personally haven't gotten into flips yet as I am a buy and holder, but for sure it's on my radar to get into in the future.

When underwriting I usually use 5% of gross rent for cap-ex, vacancies and maintenance as place-holders/quick rule of thumb absent better data.

I understand that a Tax Lien Sale does not award ownership because there is no deed transferred unless homeowner does not pay new Tax Lien Holder after a certain amount of time.