I need something that's super easy to use on the fly and was starting to look into Delta Community Bank but they don't really have the locations that fit my needs...

And honestly, once you do it once or twice, a trained monkey could do it as long as he has all the proper evidence and the company followed the law pertaining to notices.

I personally won't buy in HOA communities unless it's an easy flip where the association won't be a nightmare.

This can trigger other requirements/repairs.By no means is this impossible, but it's not as easy as it sounds.

The small buildings around 6-12 units are relatively easy to get into and can actually be a great way to build some wealth until you are able to get into the larger stuff.

And when mixed with the power of compounding, real wealth can be generated from a relatively modest investment.The real return on real estate is not always easy to see, which is perhaps why investors do not pursue it as actively as investments in equities or fixed-income instruments.

In this case, there is audio evidence so somebody is going to pay here, it’s just a matter of who (owner, PM or PM’s insurance company). 

In this tight inventory market, it's far easier for you to find a 70% ARV home than it is a 60% ARV home to have room for an assignment fee.Obviously, we do it every day in both categories, but I'm also a Licensed GC with dozens of crews, a full office team including a rehab manager, etc... so it makes flipping very easy for us.Flipping is much riskier from a time, money, rehab, construction, crew, theft, vandalism during ownership, lawsuit, insurance, holding cost perspective....but we still do plenty of them.We used to be 80-90% retail flips. 

As far as what coverages, I would start with looking up what the State requirements are to license the home.the State will usually have pretty stringent guidelines as to which coverages you have to have and what limits of insurance you need to carry.This makes it pretty easy to compare insurance quotes as the insurance agents and carriers all need to quote  the same minimums.

When the market is hot, it's easy to think you can make money with nothing down or 5% down, but when it turns, you will be upside down and renting to anybody with a heart beat.