One of my walls is load-bearing but I don't think we have any ducts in it so this will give me something to spit-ball with!

The irony...the party of tolerance being intolerant. insurance is always a bouncing ball.. my insurance in Lake Oswego and we have no fire risk other than normal No weather risk  just risk of winter gloom and depression. 

Weekends brings in people visiting family or going to a foot ball game and week nights is mostly contractors or other blue collar groups needing a place for the week that is nice but cheaper than a hotel.

I think you are in the ball park with your assumption on 2% rule in the area.HOWEVER... my rehab costs far exceeded what I was budgeting and built into my UW. 

Bring a thermometer and measure the temperature separately from the thermostat to see if they exaggerated the issue.

This will cause more supply and less demand = lower prices.Of course, none of us have a crystal ball, but that is just my two cents for economics 101 :)

“There are other appropriate ways to bring down indoor temperatures, but a building’s electrical system and cost barriers must be taken into consideration,” wrote Debra Carlton, CAA’s executive vice president.Instead of costly mandates, CAA supports aligning the bill with AB 209, which directs the Department of Housing and Community Development (HCD) to develop practical recommendations for maintaining safe indoor temperatures by 2025.

While we don't have a crystal ball, most would agree that all things being equal, the property in Southern Florida will be more valuable than a quadplex in Huntsville, Alabama, ten years from now. 

Swamp coolers, window AC units, central HVAC systems, and fans all cool down a home’s interior temperature.

Example with zipcode 11203:  https://www.zillow.com/rental-manager/market-trends/11203/Then if the market temperature on this page says warm or hot, I'll look up a house I might want to buy in that zipcode.