is this a good idea in your opinion? 

Just looking for good information 

Like Mike I was doing sub too in the NW for many years bought over 200 of them in fact so I have a pretty good working knowledge of that subject as well..

If they are listing your LLC as an "Additional Insured", you might be good (of course dependent on policy language).

.- LendersI want to find a lender that I can rely to provide me a steady stream of debt and who I can show they can rely on me to provide them a good return without dealing with any surprises on my end.

I asked my mom to see what they want  for the house, I have a hunch that it's payed off and they just want to offload it, they mentioned doing a quick close .. the ARV is about $220k and she's kept up with maintaining the property.I'D buy it with hard money, fix a few things while she pays me rent (the hard money interest rate)  and do a cash out refinance in 6 months.Do you think that's a good strategy?  

People have all kinds of proposed work arounds, but that's good until it is time to sell or the government decides to crack down and they do now and then. 

There are good wholesalers in PA, I agree with that, but overall, in any market, 99 percent of the wholesalers are bloodsuckers who don't care about the sellers, don't know rehab costs, and overinflate ARV on purpose.

Is hemlane or Mynd good?

We have good credit and a friendly-ish bank.