I spent much a day trying to get a new umbrella carrier.  

I do the umbrella policy and will check with my carrier.   

We paid $20k for a new system but it was a carrier infinity system and included a 5 ton condensor etc. we are also in washington dc area so it will be a lot more here than other places.

Send a written notice (yes, paper) to the tenants with proof of delivery required (the postal carriers have this time to an art form; it's inexpensive and you get confirmation via email or receipt very quickly; it does not require the tenant to sign - it just confirms that the notice was delivered.A paying, respectful tenant is golden.

Some carriers require limited water damage coverage depending on the age of the property and age of utilities.I would recommend at least 25% (ideally more) when possible and if you're limited to 10% you should make sure you cannot purchase another policy for a similar price.

Our actual carriers used to be Secura, but they seem to be getting out of a lot of insurance lines or pricing so high as to have customers drop off, and we just moved policies in Nov. to Hanover Insurance. 

For example a 25 y o applicant who has used credit minimally and has an unpaid bill of $50 in collections from when they switched phone carriers may have a low score, but the only negative on their credit is this one SMALL $50 debt.

Hopefully once the tenant is out, you can get back with your original carrier and the costs will be more reasonable.Good luck!

It might be a $50 unpaid cell phone bill from when they switched carriers.

I could argue it impedes there legal right to being made whole by there insurance carriers.