They may come back with a higher number or they may say NO.

No reason to spend thousands.

No coach/mentor can guarantee you'll be successful in real estate despite their sales pitches.

No coverage for the rental itself?

Let me know what you guys think I have about 70 K in liquid cash $250k in a heloc , so total is $320k I’m working with Option 1: Go 5% conventional on a two family home which would be about 90 K with down payment and closing costs , I am preapproved for 950 K .

Lastly, if you represent yourself, be prepared to block out several days for court appearances, no matter if the tenant shows up or not. 

One bedroom (the master) and the upstairs bathroom, have no heat whatsoever though so space heaters have been used for them in the past.

I have no guidance for you specific state, maybe you'll get lucky with someone on here but you may want to start posting in your local FB forums or head to the local meetups to find someone. 

Mistakes like this can be costly and not easily rectified.   

Its not unusual that your insurance premium jumped, but I’m wondering if the jump was so drastic only because you switched to a landlord policy, or if its because your insurance policy is renewing and taking into account increased costs of labor and materials.