Please consult with your own attorney for legal advice.Because you state you are in CA, I assume your rental is also in CA and that the rental is a dwelling unit for the tenant.If you (1) notified the tenant in writing of the tenant’s option to request an initial inspection and of the tenant’s right to be present at the inspection, and (2) if the tenant requested an initial inspection, and (3) if the inspection occurred, and (4) if at the inspection you gave the tenant a written itemized statement specifying repairs or cleanings that you proposed to be the basis of any deductions from the security the landlord intends to make (and all statutory notices), and (5) if the tenant had the opportunity during the period following the initial inspection to remedy the identified deficiencies, in order to avoid deductions from the security, and (6) if the tenant did not remedy the deficiencies identified in the itemized statement, then, you may withhold from the security deposit sufficient amounts to pay for damages including damage from smoking.

If you don't want to do a balloon, you can look at some of the hedge fund companies offering financing like Dwell Finance and B2R Finance.  

I have my first deal at Columbus, OH need to move on and it's a great investment property with instant equity and monthly cash flow but it seems no one want to buy in.

Is there a waiting list for the new construction builds or are they sold out instantly? 

I'm being told I can't get a homeowners policy, that I need a very expensive builders risk and general liability policy or a vacant dwelling + rehab policy.

If you analyze enough deals, one will come up and you'll almost instantly know whether or not it will hit you targets from a return perspective.

If you are looking for the fastest turnaround time and accuracy is not that important than services like TLO, IDI, LexisNexis or anybody who offers instant data would be a good fit.

Actually, why I'm thinking about it, it's probably prudent to ask all partners why they want to do this instead of a publicly traded REIT that has diversification and instant liquidity (if needed).  

Further, look at providers who have a 25% extended dwelling coverage add on.

Overnight title and instant funding is for bail bondsmen.