Most of this will never happen because we're talking a one or two-off situation. 

Example: "I want to build financial independence through real estate investing.

I do understand their reservations, but there has just got to be a way.Anyone have any input on this situation?

We ask for the financials that show the actual insurance costs.

Some firms (like mine) do have family office services that would incorporate everything you're asking for, but it may be overkill depending on your goals, net worth, and current situation.

also interested in this, similar financial situation and having trouble narrowing down to a state let alone a zipcode

That is what you doing in the above situation. 

IMO the key metric is the DCR. talk to a commercial lender and find out how much they would lend on the property with a convetional loan and then factor in the 25% down and thats your number. i think most banks want 1.2-1.25 in order to lend based on the financials. 

It's a promising field with many opportunities for growth and financial success.

I like to look at these situations as to what will I do with the proceeds.