Hey everyone, I was wondering if someone could suggest an insurance company I should go with for an HO6 Policy on my town home?  

To reach safety the next step in your planning requires the assignment of your beneficial interest in your land trust to the LLC you created for asset protection.

It's incredibly unlikely that anyone is going to want to suffer the bad PR that would come with going after you even if they felt so inclined, but get something in writing anyways (& update your insurance policy).

I haven't signed anything yet, I was going over the purchase and sales agreement today and there is a section that is essentially a contingency for condo documents: I have 10 days to review the condo declaration, bylaws, rules and regulations, and insurance policy, and if i don't like anything I can cancel and get my deposit back.

Your property insurance should be updated to a proper rental policy but the loan itself will not change.

They even paid title policy because they chose to close with their own title company. 

IF not it is a no go with my investment policy.

You can DM me if you want the specifics on my commercial experience but I think I'd be thinking: 25% down, 20 year amortization (you can probably get 25 but I doubt you'll get 30), it's probably going to be a full-recourse loan, odds are the interest rate will only be fixed for 5 years and then there will be a balloon payment and a reset, and they will likely want to review/approve the insurance policy you have for the property.     

suspect you WON"T get title insurance we buy in some states were the redemption period is long and we only sell for cash on quit claims.. which narrows the field substantially and your buying most deals ( and these are homes) for 10 to 40k each.. so risk is not great.Yes a buyer will have great issues from having to wait a year to 5 years... there in Yuba city go over to Marysville or even Yuba city and walk into fidelity or first American and talk to a title officer these are the folks who will let you know company policy that is if your buying in that county.. if its Colusa or Nevada or some other California county contact title company in the county every county will have a different position on this.and like I said earlier if you have really no standing in the industry IE you have never really closed a deal with them .. your not doing any volume etc.. there is little chance they will take a risk for a 400 dollar title policy fee..

In the 2nd case I think that was borderline and would depend on the officer or department policy.