I'm actually meeting with a flipper this Thursday for a possible partnership.  

The 4-plex and next one I plan to BRRRR are actually in the Dayton area

I won't get into the specifics of the actual deal itself, that has already been properly analyzed by both my partner and I.

The three touch rule, although a good idea, is not an actual rule or law.

My loan officer actually suggested it.

I'm actually retired and I live in Cedar Park.

(Shameless plug: my wife @Erin Spradlin actually just wrote a BP blog post about the need for STR insurance.)I am not an insurance agent -- insert obligatory disclaimer here -- but I can almost guarantee you that your normal homeowner's policy will not cover you, which makes sense.

I actually moved up to Tennessee from the Auburn area which has a Tuscaloosa as well but I can assume you mean the one near Birmingham haha.

FEMA actually needs to visibly verify the presence of the flooded appliances to give you credit for it. 

With a HELOC, you have no extra expense (some HELOC has annual fees, but they are low - like $100 - $200 at most which is negligible) unless you actually pull the cash out.