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I would first encourage you to hire a retail leasing broker in your market. 

Since I've been told the insurance market is really tough right now in California with most of the big companies (Nationwide, Allstate, State Farm)  not writing new policies to new customers, I'm trying to do a change of broker to a different Safeco agent.

I'm a new out-of-state investor excited to get into the Cleveland market.

That's tough in today's market but not impossible.2.

We have been researching our market and are very ready to buy an investment property.

It really sucks, sorry, it's tough to sell right now with the interest rates, even tougher on the higher value properties, even with extensive marketing which I'm sure your agent is doing.  

Given your background and interest in foreclosure and pre-foreclosure purchases, here are some pieces of advice to help you succeed in this niche market.

I hired an architect and he did some rough designs.

I'm currently looking into the BRRRR method (Buy, Rehab, Rent, Refinance, Repeat) and need some advice on structuring a deal for a house that's in foreclosure.Here's a brief overview of my situation:Property Value: According to Zillow, the house is worth $649,500.Current Loan Amount: $470,000, which is the current market value without any repairs.Funding: I'm looking for a hard money lender to cover 100% of the purchase cost and rehab cost.Tenants: I already have tenants in place.I'm working on getting the exact numbers for the rehab costs, but I would appreciate any advice on how to structure this deal effectively.