I literally had an agent tell me they would never consider something than 5% off list, definitely not greater than 10%. 

But, I'm also wondering if there's something I'm missing. 

I also sold the business because I have loved building a business but want to apply what I have learned to something else.

Does anybody have any recommendations of insurance carriers or agents who can help with this type of insurance or something similar to it?  

Am I missing something somewhere?  

Do you think I won't find something like that in an off market property?

When you need something done and someone is not responding, it isn't your problem, you have to move forward.

If you are not sure what something costs you can either do the manual research or, access construction estimating software which will ball park your costs.

If you think you can generate better performance for your IRA in real estate, this is something to explore.

Like everyone mentions below, it is difficult to make it worth it in todays environment to beat the heloc rate, but it’s access to capital at the ready for you to use in the event that you find something crazy.