@Adam Johnson I make my own on seller carry notes.

When the property is done - I work with the final lender to close that and then take the 80% LTV and payback the hard money lender and carrying costs and then I end up with a nice property that has some equity and I only put down about 10-12% total including closing costs.

Google reviews can easily be faked and I'm not sure BBB rankings carry much weight for these type of lenders.That's a rather large difference in interest between One True Loan and your local lender, but there is a lot of value in having that local relationship - especially moving forward into the future with new possible deals.

If you use a single sub-panel, then creating two halves carries a similar dilemma.

If it would cost $1M for a general contractor to rebuild from a flood, but you feel you can do it for $500k, then you can choose to only carry $500k worth of coverage, reducing your annual premium. 

That seems like it should carry some weight, along with knowing the the traffic patterns of the booking cycle etc. 

I would advise and insist on the contractor carrying insurance.However a few years back I had a contractor doing a few jobs on a property.

But not everyone is, and they should have the help and advice of a Realtor who truly carries their client's best interests and knows the law.

In the midst of doing a seller financed deal with a carry back mortgage.

., but I will also say that I had an issue earlier in the week, used the "contact us" form, and once they sent the initial reply (it was within 24 hours, but much less than 24 if I remember correctly), they were awesome about carrying on the dialogue until we found a solution.