Why is it so hard to find an insurance agency that can provide insurance for 9 rentals in LLCs, umbrella policy for all of them and do this with in a reasonable cost?

My insurance provider will either insure an LLC or a person, but not both.

Most inexperienced property owners deduct only taxes and insurance.

Ask your own insurance agent for an estimate.

You certainly need a title search and insure the transaction. ;)

The rent would pay the mortgage and the taxes and Insurance.

A Grant Deed warrants or assures a certain condition of title that is insurable for a sale to a 3rd party buyer.In the big picture, it may be easier to think of probate as a title matter.

(neighbors have audis)Mathematically I assume: 20% down, 3.75% interest, 10K rehab, $7K total closing costs, 8% annual maintenance ($0.75/ft annually), 91% occupancy, my property management costs (~8% gross rent inclusive of leasing costs), insurance, $750 annual "other" (tax prep, insurance).

Brick building with a newer rubber roof and a carport in the rear that could use some work.asking - $105000 (price has steadily been decreasing...thinking more in the range of 85K to 95K)Each unit rents for $395/monthThinking of a 15 year fixed mortgage at 3.5% 25% down property taxes - $3500 / year Insurance - $1000 / year Management fee - 10% of total rents (monthly)I ran numbers and am on the fence.Any input is much appreaciatedThanks

Okay, they may not tell you everything, loans are financial products and are sold to qualified customers much like insurance.Some HELOCs may be called or adjusted if;You miss a payment(s)You take bankruptcyYour credit has a significant changeYour home value decreasesYou have an insured loss (small fire for example)Taxes are not paidInsurance lapsesThe lender's underwriting requirements changeA HELOC is a line of credit, a promise to advance funds in the future subject to the conditions that existed at the time of the commitment was given remain the same.You can avoid many of the advancing issues by taking the full amount available up front when it's made.