Its a daily pain in the *** dealing with those people.I'm not anywhere near where I was before the crash, but am at a point in my business where my time is worth more than squeezing every penny (or ten grand) out of every deal, and I'm perfectly willing to pay some future profit to cut down on my frustration level, especially if it cuts down on my time involved.I've also done deals with friends many times and never had much trouble, but my friendships are solid and I value relationships over money in a big way so don't sweat the small stuff and address the big stuff before it gets to be a problem. 

NOT a guru, but a fellow senior investor in your area that is actually making money doing what you want to do,....... if they are truly successful and you don't become a pain in the butt to them, they'll probably help you for little to nothing, I would because I feel the need to give back a little to the business that has given me most everything I have.

I have a policy through Lloyds of London and it only costs about 600 dollars a year, rather than the 1,200 I would be paying through a FEMA policy.Also note that in that area (I live a block away and my rental is next door), Indianapolis plans to build a floodwall within the next year or so in order to eliminate the need for flood insurance.

My question is figuring out my next move.This house is solely under my name and I am probably at 90% of my max buying power due to my DTI ratio (School loans are a pain), so financing another property could prove to be difficult. 

@James Paine Clearly, I don't charge enough.  

So that I don't have to type it all again link is below:http://www.businessinsider.com/james-paine-west-realty-advisors-2015-3

There may not be much lead pain in a 1960s house.

So I rolled up my sleeves and made my house the nicest on the block.  

Would could afford something in the city but it would not have been the best house on the block by a long shot.

It is very difficult to do on a reliable basis because involuntary liens are against the person and not the property, even though they can block the sale of the property unless taken care of.