I've reached out to over 15 different insurance companies and all are requiring the auto insurance unfortunately.As an alternate option, I'm wondering about just increasing the condo policy to $1M (which includes a Personal Property, Personal Liability, and Medical Payments to Other coverage) for a premium of only $117.Is there any huge advantage to the $1M umbrella policy that wouldn't be covered in the $1M condo policy?

Yes, the insurance sent an inspector, we closed the deal, then sent paperwork requiring changes to keep coverage.

@Bret MeynYou want to talk to your lender to ask them what type of insurance coverage they require on the property you will purchase.As you can imagine, there are many difference insurance products/coverages.

You can google Grimes Insurance Group in Frisco and his company will come up.I would talk to Brad first and see what he recommends and what (hopefully) the new coverage would be before spending time trying to negotiate or whatever with the CA company.

@Ann NguyenYou don't NEED to, but if you have a high net worth (or at the very least, it's greater than the liability coverage stated in your landlord policy) it doesn't make sense not to get it since the policies are inexpensive relative to the amount of coverage you receive. 

I'm surprised your lender doesn't want debt coverage ratio in your Pro-forma.If I had to guess I'd say your ARV is too high considering you're probably in a fringe neighborhood.

@Art Perkitny  Philadelphia is a bit of a different beast where metrics like college education hold less weight, around here commercial development by proximity and what is in the  City's comprehensive plan is king, especially since Philly's value is in its evident boom of city-wide appreciation.  

As for the tenant best bet is to talk the insurance company regarding coverage if she tries to break the lease.

A four point is helpful to quote but shouldn't be required (for homes 30+ years it will typically be required to bind coverage).

You want at least a 30% margin above costs and the NOI needs to be enough to pay the debt service after stabilization and then some.If the project looks feasible from a financial standpoint the next step is to check with the city or county planning and zoning department to get an idea if your concept will work, if you can build what you would like to build and what is required for all approvals including site plan, building permits, proffers, water/sewer tap fees, bonding requirements, inspections, setbacks, lot coverages, parking requirements, height restrictions, C/O process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.