And, don't buy properties that have a history of insurance claims and/or flooding...that history is known by the insurance providers and increase the premiums automatically.  

For a quick turnaround during the holidays, that rate might reflect premium timing.

Memphis can totally cash flow - I just don't think the turnkey properties would, due to the premium..

Add on the myriad of shortages to follow when rebuilding starts, carriers refusing to pay the 240% premium on lumber, which they will and have every time it happens. 

If the premium is worth the convenience for, go for it.

new construction gets valued at a way higher premium. this is a false statement. new construction will always beat existing Very market dependent.

If you want to get a clue about places to avoid investing look at states where insurance premiums have jumped or where homes are uninsurable. 

I’ve been around real estate for decades, and I read in The Economist once that in lively markets like Charlotte, folks will pay a premium for a comfortable room if you’re near major employers.A friend of mine tried something similar out in Austin a while back.. he’d inherited a 4-bedroom property and split it into individual room rentals.

Here’s a chart showing what percentage of an American’s average mortgage payment goes to taxes and insurance:Rising taxes and insurance premiums make real estate even less affordable for buyers already facing higher home prices and mortgage rates that rose ~150% in less than two years.

I generally prefer higher since I don’t plan on putting in small claims, it’s basically just for catastrophic loses and the savings in premiums over multpiple properties for multiple years should balance that out if I have ever have to use the insurance.