.- Living in Southern CA, makes it a bit of an issue due to the high cost of homes which is why I was looking at alternative methods. - I read Paces' "Wealth Without Cash" and am interested in Pre-Foreclosure opportunities. - Whether it be a house hack (currently live with parents so would prefer to rent out if it is viable i.e. it not being a primary residence) or a sub-to.

They are highly encouraged with financial incentives to get renewals. 

Im willing to find a risky play with high cashflow.

Based on personal Experience from BP Members...Any feed back will be highly appreciated..  

We can provide you with the contact information for three exchange agents who are known for being easy to work with and highly knowledgeable.If there is an existing mortgage debt on the relinquished property, it's important to consider how it will be handled during the exchange.

Don't get me wrong, you could do fine in Redding, but you might get high-maintenance tenants - in a different way than students would be. 

With 5 units on 4 properties, it sounds like you're single family heavy buying highly distressed properties that take time to renovate. 

Yeah,  inventory is a little high at ~9000 homes for sale with a DOM of ~55 days and median price at $295K. 

Given our financial constraints at the time, we couldn't afford such a high sum for limited coverage.I'm told that the lapse in coverage for the few months between being dropped by our previous insurer and attempting to get a landlord/investment property policy will make if VERY difficult to get a policy.I'm not sure that my agent really has much experience in insuring investment properties/rental properties.I reached out to Arcana (now MSI, and they forwarded my a list of agents/reps that could work with me.My question is: Are there any other places I should be looking to obtain coverage?

Most vacancy issues in stabilized multifamily is due to a stubborn owner holding out at too high of price.Vacancy is much more of a factor in retail and office where tenants aren't so easily or quickly replaceable.