This site has long been a good resource for finding lenders by posting your hard to fund deals on the forum and allowing interested lenders to respond.

Does anyone have suggestions for who would write a policy for me given I have let them lapse a long time ago? 

Because it really should be called Vacancy/Tenant nonPerformance+Damages.In ANY market, if you target the cheapest prices you will get the WORST: Neighborhoods, properties & tenants.Doesn't matter how smart you think you are or how hard you work, you will NOT get Class A performance from Class D!

It will also depend on your goals short and long term and why you're investing. 

Understanding the strategy and terms behind offers and a P&S is where hundreds of thousands of dollars can be won or lost.

As I grow and expand my business, I would like to start doing most, if not all, of my direct mail in-house to save mailing costs in the long term.

The transaction to pay the renovation guy worked fine (I provided an invoice from him to Plastiq).As Kerry Noble said above, they do seem to have "tightened up" their terms.

And if you need to rent in short term, that's fine too.  

If anyone could help me get a mortgage or point me in the right direction, I would really appreciate it.Hello Rico,You could try to find homes where the seller is willing to offer seller financing or rent to own terms so you do not require a bank loan.We do a lot of creative financing deals in several different markets.Feel free to reach out with questions. 

In terms of maintenance cost and liability the PB Court is a no brainer.