If Allstate is not offering proper coverage (stress the if) and you can get proper coverage in the surplus lines market you would want to do that. 

They would likely be able to confirm that your expenses are reasonable for the area or that your rents are at market rates.

I don't know how much you have but a build to rent triplex all in our market is 150k liquid normally with full return of capital in 9 months.

@Beatrice Ontiti we most certainly agree that adding new construction in a growth market to your portfolio would be a great next step! 

Perform due diligence by reviewing the financials, market trends, and property condition.

It seems most off market deals I've found have been from larger acquisition groups.  

In the 2024 insurance market, CA is hard to place, so even though you could force them onto a single policy, it may be more economical to keep them separate.I'll send you a note with the carriers who can do this for you.

Being a broker in Western Washington and an investor in Tacoma, I completely understand the challenge of getting started in this market.

I come from Europe too, and I know it can be overwhelming when you look at the real estate market in a new country and with completely different building technics ( sticks instead of bricks), but is not as bad when you have the right team in place. 

If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software does have extremely helpful features like online payments, marketing syndication (click a button and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.