That’s one of the many ways commercial brokers at large firms that provide access to all 50 states can add value to a deal for you.

If it is a crawl space I outsource it, don't like climbing under there.

@Edward Burke What you are looking for is an Insurance Policy that replaces the Coinsurance clause with the Agreed Value clause.This policy gives you the ability to insure a building for less than the Replacement Cost, without being penalized for not insuring 100% of the Replacement Cost.Most companies do not offer this coverage, which is why your not getting great responses to your request.Also, if your calling the companies you list above, they are not players in the commercial Insurance space, and the agents don't have the ability to craft a policy to your needs.There are several insurance carriers that can do this. 

Any ideas/tips around what all to consider before diving into this space would be greatly appreciated.

11k is plenty of space to build a duplex.

Do I have full access to the funds at anytime during the loan agreement?

One property has a commerical space in the front that historically has been used as a take-out food stand, which could be profitable. 

Make sure that you’ve got access to good feedback and reliable people that have been doing it a while.

It’s just part of investing in that area.Keep an eye out on newly finished basements - I’ve seen a few recently that looked like they were more about hiding problems than about adding useable space to the home.

@Mckinley Baggett - You have options within the commercial lending space.