They are $1K more expensive than Geico for car insurance premiums and would only do umbrella if your car insurance is with them.

You will pay a premium until you get 2-4 under your belt, then money becomes much easier to find. 

@Anthony Wick the seller said I could do a buy out 10 year buy out at a small premium if I was interested.... looking at this and breaking it down it seems to me I would be taking a hit on the two duplexes that would be under a land contract and would be making up for it with the ones financed conventionally.....  

So here's what's going on from the tenant's POV: he's been paying a premium to rent a unit with central A/C all winter long (Did you also raise the rent last year in a way that could be construed to be related to the service calls?).

You can pay monthly  as well... though if you are using private or hard money they will want a 6 month to year premium paid up.

But these abusive landlords buy big, rent-regulated buildings CHEAPLY, harass the tenants, pay low taxes, evict as much as then can, and reap the rewards of their bad behavior.That's incredibly unfair to someone who buys at a premium and plays fair.So there is a disconnect on Each Side and it's a very difficult problem to solve.

I cant see them moving anytime soon after they pay for this and if they do you could charge a premium in rents for the next tenant. 

Prices are very much at a premium wherever you turn and it seems nearly impossible to find a property that even remotely makes sense after some hacking and value-add.

People go back up north when it gets so hot.One thing to explore and is an idea that is rocking right now in LA is the concept of an ADU [accessory dwelling unit] or guest units, people are adding guest units and doing ADu conversions - this allows you to take a SFR and add or convert it to a legal rental, as opposed to having to rent out an extra bedroom and deal with roommates, you can take that same bedroom and add a kitchen and bath and you have an ADU that can rent out for a premium.

When you submit claims, the insurance companies will track that information and it may result in some increased premiums in the future for coverage.