We are on the last stages of our first flip since we moved to Longview, TX.

I am in the early stages of multi-family development (here in CA as well) and felt the cost far outweighed the downside of personal exposure on something larger than 4 units.

Please have the insurance agent provide a ACCORD 25 and a ACCORD 27.My insurance company is saying they have never heard of Accord 25 or 27, I am now at the stage where my lender is asking me to buy new insurance that's twice as expensive.Any idea how to resolve this issue?

It is also right across the street from an elementary school in an area that is rapidly growing, and the lot can be subdivided.

I am looking for a fixer upper, although I'm not ready to take on a major project at this stage. 

Not sure what stage of the process you are in (you mentioned closing on the deal soon so that would mean you are at the end) but usually the seller would have negotiated this prior to accepting your offer and for many sellers it can be a deal killer if the buyer is unwilling to provide a Rent Back option for them.

Staging?

By staging the home with light colors and diverse texture, to the wood, it balanced out very well, the new photos of the staged home drew in multiple buyers, with multiple offers.

Staging could also help but will also cost some.

Literally the person I was going to do this for has stage 4 cancer and is in hospice.