Not sure the cost of this for you but I feel with hot tub and fireplace you already have a lot of warming options and not get much additional revenue.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

I understand I can increase liability in each individual landlord policy, but one single umbrella policy is much more cost effective when I have multiple properties.

Blue Gate Capital strung me along until very close to closing and almost cost me the deal.

Id keep looking if it was not an approved short sale ( even an approved short sale takes a very very long time and theres no guarantee that you will even close on the house after months of waiting). q1)There are plenty of non traditional lenders that could offer you construction financing if the numbers make sense but it will cost you with points and a higher rate.

Cash flow has been hampered by an increase in cost of ownership recently, specifically insurance. 

I can't get the sense for the cost of their "Stage 2" service and they won't disclose it.

Additionally you can do a cost segregation study and get a lot of depreciation benefits to offset the rental income (and potentially other income).  

With insurance rates going up, best to find areas with the lowest operating cost.

I just couldn't justify the cost of the program right now.