It provided loss of use coverage and high liability limits but at less than 50% the cost of the quote I got from Proper.

Most will go to 80% of the value of your property, some limit to 70% max.

With the limited info, I would say #1 is your smartest option but there are a lot of variables missing.

I was speaking with an agent last night who said that their brokerage told the property management division to get out of any contracts within the city limits.

Each time the response was “Unfortunately I cannot provide an exact estimate at this time for the date of completion”.

A broker shall not be responsible for supervising, nor shall the licensee be responsible for operating, within the scope of the brokerage or within the requirements of this chapter, activities that would be considered property management, including leasing, maintenance, and repair, so long as the real estate being managed is "individually owned" or "entity-owned" as defined below:(1) "individually owned" real estate is real property in which the licensee holds an ownership interest; and(2) "entity-owned" real estate is real property owned by a corporation, limited liability company, partnership, or trust, within which entity the licensee holds an ownership interest as an owner, trustee, partner, or officer, or in another beneficiary capacity.

And will be limited to really beat up duplexes or 2bd/1ba per a side duplexes. 

It was in rough condition, which limited competition and made it a strong candidate for the BRRRR method.Negotiation: After analyzing comps and repair costs, I negotiated a $420,000 purchase price, which was below the market value for similar properties in the area.

Also seems that most brands have limited options for dressers, and those they do have are more concerned with having a trendy MCM look than being functional. 

The loss created by section 179 is limited to your total net taxable income amount from all "active" business income you have, plus any W-2 income.