Does anyone know if an insurance company that would write a policy in such a circumstance?

Does anyone have a title company that they'd recommend out that way?

PM companies don't have the leverage like Verizon.I get what you're saying about companies not wanting to change their agreements but there are circumstances that a PM company would modify a contract for a potential client.

Insurance companies have many exclusions and they may not cover everything, but they can help to pay for some of the costs of a lawsuit.Good:Using one LLC for all of your rental properties.

As long as you treat tenants with respect and own in at least a B- location, you should avoid much of the headaches you see in the headlines. i would suggest getting connected with the Salem REIA and start networking with folks there to learn more about how to be successful in your area.

I may go through a title company that has a lawyer on staff that said he can draft something up.

Looks like you're in great company, your dad may be able to help you avoid some of the typical stumbling blocks that new investors encounter. 

Insurance companies will try their best not to fulfill claims by looking for loopholes. 

There are several companies out there that have catered specifically to FSBO's, like Help-U-Sell.  

Hi I have a property in Orlando with a claim for a new roof that has now been going on with the insurance company for many months.