Your insurance is going to be highly variable and I wouldn't use what an agent or the seller tells you as the cost of dwelling policies have increased substantially over the past few years due to rising new construction costs. 

There are plenty/almost all towns in MN with populations under 2,000 people where you can buy a $50,000 house and rent it out for $600/mo+ and lose your shirt. 

If you need more coverage, you can usually increase the liability amount on your current policy.

2) Is the extra LTV on cash-out worth the increase in interest rate and if not, how much LTV would I need to go get the next property?

Mining operations are ramping up quickly, so the supply is increasing.

And the Idea of true wealth in rentals I paid for over time.. your tenants are paying your mortgage and increasing your net worth monthly. 

I believe CA market in general is expected to increase by 4-5% but SF is unique. 

The shorter the prepayment term has an impact on increasing the rate.4.

While cash flow margins are tighter, Greenville is a desirable area with a strong job market and population growth.

I think it really depends on if you are able to increase that cap rate with value-adds post acquisition.