Call the servicing Utility to get an average on the property.Once you get a property under contract you will be digging deeper during the due diligence.Holding costs include (but not limited to) loan payments, insurance, taxes, utilities, HOA fees, etc., that occurs during the Rehab period and up until the property is fully rented.  

I will be making all payments, insurance, upkeep, etc. from there

Umbrella insurance 

You need to move fast when you get a list because the home owners are going to be getting bombarded with mail and you want yours to be early and to stand out. 

No life insurance, minimal workman's comp.

For example, the skiptracing VA does get good phone numbers for a really cheap bulk amount FIRST (@Ryan Blake) and once I literally can not get in touch with the homeowner after having my caller VA's calling each number (30-40% of the leads unreachable) I would use a skiptracing service a pay about $1.35 for each lead ($40 monthly no-contract subscription).

It's possible that they mean that they don't want to carry owner financing, but you should clarify that.Be sure that you buy owner's title insurance too. 

I cant afford to get insurance with this loan. 

That is one of the advantages of owning property outright - yes, the return might suck, but I have homes that will cash flow, accounting for maintenance, insurance, taxes & capital expenses, at $300 per month.

The buyer sends escrow payments for taxes, sewer and insurance.