If he wont do it cut him loose.

@Remington Lyman a lot of it can be dumped back on the insurance agent IF they didn't ask the appropriate questions, but that can sometimes be hard to prove.I walk my clients through a comprehensive process where we review various details about the property(ies) so that not only the accurate information is collected, but the policy properly fits the investors risk tolerance for coverage.I'm a big advocate for finding an insurance broker who has a process similar to mine to help your clients/yourself to ensure there are no loose ends when something does eventually go wrong.Cheers,MM

Seems like some real bad "Kids" in that neighborhood--"penitentiary bound".

Well i just posted in those groups that i needed a commercial lender and i was about to loose a deal.

I would try to cut the tenant loose and move forward with a new tenant.

The seller _can_ win and get the house back and the investor loose all they've put into it.Experienced investors who specialize in pre foreclosure have 2 pre requisits for working with a seller in pre forclosure:1) yes I will agree to sell my house, leaving the mortgage in sellers name allowing the buyer take over paying their mortgage.2) (the killer) Agrees to move out PRIOR to closing which means PRIOR to the auction day which often is days away.A partner who specializes in this has a hard and fast rule:  To be considered a possible deal (the numbers all make sense of course) the seller MUST agree to #1 and #2 no less then 7 days prior to the auction.   

@Patricia Since fha are low down payments of 3.5% and up they will be very difficult plus you are living in one unit that means you are loosing income from one of the units.

I recommend setting up keyword alerts for each area as they are discussed in the forums daily with advertisements posted in the BiggerPockets marketplace hourly.One thing to note when looking at the individual markets, you can make or loose money in any market.

If I were required to give 30 days as contract states, I'd wonder if it's feasible to wait to month 7, even at this pattern, that way I will not be on the hook for any fees in breaking the agreement, if that's the case (bound by the agreement, even if not collecting utilities to reimburse to me).They've had some other mild gaffes (communication, errant charge for landscaping I never authorized, never reimbursed me the small charge, large lapses in communication response - most recent was 12 days, and they only responded when I mentioned this fact) ... many things are gradually adding up and overall it doesn't look too good on their end.Any suggestions as to how to go about this???

Your broker is bound to you, but also bound to a set of industry ethics.