Any recommendations for insurance on a 3 family in Rhode Island ?

I recently purchased a property and purchased landlord insurance.

if you are mailing them a letter, make sure to use ADDRESS SERVICE REQUESTED to insure you get their current address in case they have moved on.https://pe.usps.com/text/qsg300/Q507.htm

Then you can blame the lease when something unexpected happens.The lease/rents will be based on a portion of common area expenses, like the property insurance and taxes, the occasional re-seal the parking lot, seasonal sidewalk clean-up and roof maintenance; plus the upkeep of the tenant's space - spell out who will maintain the furnace and who will pay the plumber when the toilet backs up?

I say this as someone who made a title insurance claim within a month of buying my very first home.This is always true in general; in your case if you are acquiring from distressed/motivated sellers even more so.

Do you have to also pay 'mortgage' payments to someone else, insurance, the utilities OOP?

I vet the application paperwork and if everything looks good, I collect the fees before proceeding with the credit/criminal/background screening. 

I looked up the Delayed Financing Exemption and it appears that you just need to hold the property for six months before proceeding with the refi (assuming I didn't miss anything in the jargon that I only understand part of at this point in my REI education).

How does it work with insurance? 

The closing costs, insurance premium, legal, etc. was about $200,000 ballpark.