., they force coverage on you instead of tailoring the coverages around your unique situation)Only represent one insurance company (no single insurance company can offer the right policy, at the right price for all situations)Their process for getting a quote is difficult and cumbersomeTheir underwriters/inspectors seem to always find a problem with a propertyIf you spot these warning signs, you should search for an insurance agent with these attributes: Have a depth of knowledge gained through years of experience working with real estate investors like yourselfHave a unique consultation process specifically crafted for working with REIsHave access to a minimum of 50 insurance companiesWork with a large independent insurance agency or group (the larger the agency, the more leverage they have with insurance premiums and claim settlements).

I will have more than 25% equity in the property prior to refinancing.

I talked to this private lender that I’m building communication with and I thought I was prepared, but I felt like I wasn’t, even though I learned his lending policies.

If Resident should move from the premises prior to the expiration of this time period, he shall be liable for all rent due until such time that the apartment is occupied by an Owner approved paying Resident and/or expiration of said time period, whichever period is shorter. 

Prior to my foreclosure acquisition, the status was as follows:  a) There was a prior HOA lien on the property for outstanding dues.

I typically do not do an 'Actual Cash Value' policy, although these policies are cheaper I don't like them because they take depreciation into account when paying out.

Understand your policy. 

New investor in Tacoma, Washington and we are running through a lot of analyses, but unsure of what to use for reasonable estimates for closing costs and landlord umbrella insurance policies.

Finally, if bid's are competitive on properties with no mortgage--is there value in approaching an owner to close immediately prior to sale?

Contracts are signed prior to funding the loan.