If they end up being less then its a nice surprise, but you won't be in for a shock if you estimate too low. 

All of my properties are houses and my insurance has doubled in the past couple of years, and I wouldn't be surprised if it doubles again in the next five years.

Also, surprisingly (and because I was new to this), I noticed most of the action was in the last 5 minutes.

I guess I don’t know for certain, but don’t you think it would be surprising for a firm with Tom’s name behind it to make a plainly indefensible recommendation?

I'm actually surprised it hasn't affected tourism more yet but that's probably because it's cheap and so it attracts price conscious tourists, especially in a period of high inflation.

My gut is telling to stick with LTR because here in the West Valley, rents are still high (surprisingly).

That was part of the reason I relocated and began investing in the Oregon Coast in 2018..I could purchase for less than the cost of renting..Pre-Pandemic, real estate on the Oregon Coast were surprisingly affordable, since the 'secret' is out the OR Coast has become a destination for investment, relocation and retirement planning. 

I am also surprised your lender is satisfied with solely the master policy.

I will share my "Most Expensive Lesson" in the comments.To kick things off, here are ten examples of expensive lessons or mistakes in real estate investing:Underestimated Repairs: The classic pitfall where the cost of repairs and renovations far exceeds initial estimates, impacting the overall budget and profitability.Tax Liens: Failing to account for or being unaware of existing tax liens on a property can result in unexpected financial burdens.Contractor Liens: Not settling payments or disputes with contractors can lead to liens against your property, complicating sales or refinancing.HOA Fines: Overlooking or violating Homeowners Association (HOA) rules can lead to significant fines and headaches.Bad Loan Products: Opting for loan products without fully understanding their terms can lead to unfavorable financial conditions, such as higher interest rates or unfavorable repayment terms.Ignoring Zoning Laws: Investing in a property without a clear understanding of local zoning laws may restrict its use, affecting your investment strategy.Overpaying for a Property: Lack of research or getting caught in a bidding war can result in paying much more than the property's worth.Neglecting Due Diligence: Skipping thorough inspections and background checks can uncover unpleasant surprises after the purchase is finalized.Poor Tenant Screening: Failing to properly screen tenants can lead to unpaid rent, property damage, and costly evictions.Underestimating Market Risk: Not considering market fluctuations can lead to investments that don't pay off as expected, especially in volatile or declining markets.We've all been there in one way or another, facing setbacks that seemed daunting at the time.

I'm just a bit surprised but not browsing the internet on the subject.