I currently work out of Orange as loan officer for a Mortgage company and we shop many banks rates all at once.

I agree, I plan on doing multifamily and commercial investments in San Diego (and throughout SoCal) and I will be an agent in Orange County and San Diego so I do think I will be exposed to investments before others. 

Also, if you're looking to just make a lot of commission you'll pass on doing things that will make you successful - door knocking, networking, cold calls, etc.The majority of the work you do will not directly link up to commission but over time as you improve and build a solid network, you'll enjoy the fruits of your labor. 

The lowest hanging fruit for them is the liability insurance coverage. 

Apples and oranges really.I think it comes down to the areas you go too and the deal itself.

Low hanging fruit so they can say they're doing their job.....

The low hanging fruit just completely vanished here. 

Targeting low hanging fruit that everyone else is targeting is madness :)

Your real estate analysis is yielding great fruit.  

Now on to your question about how to tell if the property is in the high-risk flood zone. look at the photo I have attached the light blue color symbolizes the high-risk flood zone sometimes you may see an area in orange on this map that is usually the shaded X zone.