I have yet to get an insurance quote because that seems impossible until the renovations are complete.

Real estate attorneys or title companies - sometimes deals fall through the cracks and some buyers can't close.

Check with your insurance company and see what they say. 

I'm  in the Antelope valley (Lancaster/Palmdale) and Santa Clarita area, any recommendations on rei friendly title companies, attorneys, etc.

Ignore the fact the taxes haven't been paid because it will all be paid at closing so you get clean title.

First time investing, and I am eternally grateful for having people I really trust to walk me through the process...learned alot about property taxes, management, insurance, leverage, etc.

Hello All, Currently, all the properties I own are currently rentals while 1 is being rebuilt via insurance due to being destroyed by fire.

.$150/month for insurance sounds low.What about the water bill?

@Bryan O. thanks for your input. so the title company is telling me that it is a double close and by the time it gets to me the title will be cleared with the seller having paid the discounted fine.

Get the home then the next day or whenever you get official title, record the title and the lien for a hard money loan and payoff whoever lent you the money for the purchase.