Our property management company has a lot of rentals up in that area and the tenant pool is very solid.

There are some investors doing them as one-offs in an STR cluster and several companies with plans to make small communes/communities with them.

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?

We’re closing both offices and working remotely and will be better companies for it.

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.

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.

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.