She mentioned in the phone call up front that she's never been late on paying rent and work 6 days a week. but she only has Tax ID.

Compare this to your insurance deductible, which can be high near the coast and, as you mentioned, can be higher during a named storm.One wind claim during a catastrophic event should not cause your insurance premiums to go up, but if you have had multiple claims in the past 5 years, the frequency of your claims could cause an increase.The reason I do not advise you to call the insurance company first is that it will be entered as a claim on your policy, even if you ultimately do not receive any money from the company.I hope this helps. 

Funny how others take all the success and advice you so truthfully and generously mentioned and only respond that they would do it differently. 

As I mentioned, you need specialized advice to untangle this - talk with @Scott Smith.

Sounds like to me that the age old prejudice about pretty girls in somehow involved in this .

As Sam mentioned, you can always buy time, whether that's via seller extensions with EMD, or lender expedition fees.Regarding Title, make sure if you're paying for it, you're able to use your own title company, not one chosen by the seller.

We sold that property since we couldn't get insurance for it.As @Ron S. mentioned, if you happen to have a note investor as a lender, it's not so rare to have the loan called due in a sub2.

As you mentioned, heloc interest rates are actually less than your agreement because of the interest deductions.

As was mentioned, Movement Mortgage is awesome and I have a lender there that I've worked with personally and is fantastic at what he does.

BP has some really great calculators BTW - even if you don't know all these numbers right now, if you take a look, it will at least mention the categories you should be thinking about.Depending on your expenses and  income should answer how much of a mortgage you might be able to tolerate.