In most states, the insurance companies have to file their underwriting guidelines stating what guidelines are used to determine if a risk is eligible or not eligible. 

Any recommendations for an insurance broker to help me get across the finish line and properly manage my risk?

Also, you shouldn't be closing on a Turnkey property until the rehab is complete....the risk of that vacancy time is on the company, not the investor.I'd say that both options are viable.

As he simply won't clean up the yard and I need to field complaints, I'm left with a choice to either do the work or to risk losing an otherwise great tenant.

Partnering with an out of state investor is one way of controlling the risk, which is why we do it that way.  

It really depends on the risk vs. reward for you and how much time/money you have on hand.My gut reaction: lawyer up and prepare to sue both the city and land owner for creating hazardous living conditions.

In our contract in Section 18 sub section (g) Force Majeure and sub section (m) Risk of Loss seem to offer the most guidance.

When one tenant moves out occupancy drops to 0%, risk of break ins & typically lowest ROI.MF Pros.

I have been eager to get involved in it for a while and think I might have found a deal that will work.

Ultimately, you and your husband need to decide your "risk-tolerance" and then act accordingly.Best of luck!