A homeowner cannot easily switch insurance in CA or FL and get same coverage for same cost as the number of options shrunk from 40 to 3.  

If you have a great tenant maybe you can find an alternative solution that works for both of you like letting them out of the lease at minimal cost (as stated by Corey) or if it's not in violation of the code adjusting the lease agreement.

., things that would cost a lot if they sent someone out but we can do for next to nothing.   

So, it is important to hone in on projects that will add the most value for the least amount of work and cost. As

In your case, the property is already owned free and clear, so you have technically already funded 50% of the total cost. As

@Amby Bhagtani- the broker you are using  either misquoted originally ....once the transaction started , he likely  quickly found out the actual cost ....a commercial  appraisal is  definitely  more in the  2K + range  and not in the  650 range 

Your increased insurance cost, as a result of their negligence, has already cut into your profits and will have to be added on top of your annual rent increase next year to recoup your losses.

At one of the real estate investor retreats that I held at my properties in Costa Rica last year there were some retreat attendees that were less experienced than others.

I am in Costa Mesa and my goals are similar to yours - and I am having to consider alternative areas for investing due to the constraints around cash flow in the OC . 

As you are living in the house now, are there things you can do over the next 5 months that wouldn't cost a lot, but would increase the sales price?