What if the old tenant doesn't get the carpet shampooed or you find repairs that need to be done? 

At my firm we use all the major carriers such as Zurich, Philadelphia Insurance, Travelers Donegal, Grange etc...then we broker out to other companies such as Orchid, Burns & Wilcox, Hull Company, who can write Lloyds, Lexington etc...the list continues.

if you only do negative cash flow for few hundred bucks and your large income is good enough and you plan to keep the house for ten years, then this is not an issue after all.

If all checks out on apps, I offer the property and require deposit within 24 hours.Something to be wary of, if prospects are dragging feet getting stuff done, give warning and move on.

there are lots of companies, Erie, Donegal, and others are actually headquartered in PA.

We can even do negative DSCR, "rural", etc.

Reach out with your evidence to confirm work was not done.

In any other class I have ever been in the trainers always talk about deals they have done, gives real-life examples. 

I would blame it on the condition of the property and say you need to do extensive work and the units need to be vacant to get that work done.

Be willing to give up your evenings and weekends to get this done.