It would be odd to have no closing costs on a HELOC as it is a security interest like any other mortgage or deed of trust... so the instrument will need to be recorded, title insurance may be required, there may be closing fees and transfer or recordation taxes due, etc., depending on where the property is located.For those who think they paid no closing costs either the bank covered those or they in fact paid them because they were included in the first draw.

I am going to ask for more concessions and some things will have to be fixed to even aquire insurance on the property. 

First of all you mentioned PMI which is mortgage insurance.

Your mortgage insurance is obviously a lot higher, but the interest rate is also extremely low if I'm remembering right.To qualify you have to move to an area declared to be "rural" by the USDA.

.$600 pr mo payment 1350$ rental income 2 months go to insurance and taxes. $7500 pr year income assuming nothing goes wrong and 0% vacancy factor.  13 years payback to make my 100k equity.  23 years left on the mortgage. 

Loan servicers will assist in compliance.Closing/Wrap: Despite the legions of title companies, they are merely insurance agents. 

I also think that you should expect about $100 a month in insurance.

But you’ve found NO motivation... so TODAY they might not be motivated, or next week or next month but your marketing and constant contact will insure you are who they turn to when motivation appears I’d suggest other avenues, try whatever is comfortable then also try whatever is uncomfortable.

You not only have a safety issue, but your insurance company may not insure you if something was too happen, you have a code enforcement issue, and you are exposing yourself to legal issues if someone gets injured up there.

This is not hyperbole.I get there is business overhead and insurance and travel time, etc. - but come on!