But we will be doing a little more due diligence to give them the list from auction.com the liens exceptions list,"Most liens are removed after a foreclosure property sale, but certain liens may remain.Here are some examples:Any lien recorded on title prior in time to the foreclosing mortgage.First Mortgage (if the foreclosing mortgage is a second or third mortgage)HOA or COA assessment liens (in certain states)Mechanic’s Liens (in some states)Government liens such as state and federal tax liens, city or county liens, US Government liens.IRS liens (IRS may buy the property within 120 days after sale at the price paid at foreclosure sale)Code Enforcement Liens, Environmental Liens, and Utility LiensChild Support Liens" to make sure that any title insurance policy will have coverage for these, was this how it worked for you a year ago?

One of our markets could do the same coverage for under $800.

espeecially if i can show a current Debt Service Coverage ratio of 1.25?

Side note, this tenant has also just lost their Housing Voucher, so I have a feeling I may have to evict said tenant sooner or later because they no longer have the rent supplement. 

How much coverage do I actually need other than the replacement cost?

Regardless, it's also prudent to assuming the new loan will be the lesser of three values (or two if it's a smaller- to mid-sized multi) based on: (1) Loan-to-Value % (LTV), (2) Debt Service Coverage Ratio (DSCR), or (3) Debt Yield (DY).

Typically you can get actual cash value coverage on older roofs (>15 years to last update). 

I’ve seen several insurance companies cap water damage coverage lately, I had to switch because own capped their liability at 30k and I’ve exceeded that twice with my toilet supply line leaks.

Commercial mortgage has a higher interest rate, but the process is much easier since the approval is based on the cash flow of the property and its DSCR (debt service coverage ratio) usually 1.25 or better.  

Generally, the coverage of the policy will state; “The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured after acquisition of the Title by an Insured or after conveyance by an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title.”