Reasoning being is because simply put, the bank is not you.

I've got one program that my fast flippers like for its 'no seasoning' requirement, and then a few 90-day seasoning programs that work really well also.Occupancy: some programs can refinance vacant properties, while others will simply need it to be leased prior to closing.

Ray you can still lend in CA you simply need a RE Broker to run the paper work for you so the state Is happy and they will usually want some sort of fee for their time and risk / effort.

Beyond that, I simply avoid voluntarily putting myself in situations that might require a better than average likelihood of needing to defend myself or others. 

Have you found more expensive insurance is simply "the nature of the beast", or is there a better way my broker and I can go about keeping costs down on that side?

I'd encourage you personally to either consider a strategy that allows you to add value quickly and get out quickly (a Flip or BRRRR) if the HELOC is your current only/best option for cash, and/or to simply save up.

I simply call my broker and add the customers name to my liability policy.

In your case, I would simply point out that they forgot to give a value for that space.

If you do not close on enough of your properties to defer all tax you will simply pay the same tax you would have at the same time you would have.

Don't give names or addresses, but simply ask hypothetically.