Sadly, this price-gouging behavior has become the unfortunate new norm in the insurance industry.There's a high likelihood you'll need a broker familiar with surplus lines.  3 weeks isn't much time - if you aren't working with someone already you need to get in touch with someone asap.

Fund higher quality cosmetic / light rehab for durability and dignity for tenants.

Great reason for not pulling deductions forward.I have been retired from a W2 job for some time and my income is at an all time high and will just keep going up with more RE investments. 

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

The first agent is absolutely certain the house will sell in the high 400’s.  

I highly recommend investing in a property management software, such as Hospitable, for syncing your calendar, automating messaging, and scheduling cleans, as well as a dynamic pricing tool, such as PriceLabs, for optimizing your pricing based on market demand, local events, and seasonality. 

A debt service loan would be a good option if your DTI is high, you want to close in an LLC, you're self-employed or have low income on paper, or you don't have a stable 2-year work history.

I don't know how difficult of a task this would be, but suspect it would make for better quality forum content. 

With $4+ million in equity, you could conservatively leverage your replacement property(ies) and generate strong passive cash flow from high quality NNN assets.

If you want to manage your own properties, I would highly recommend buying within an hour of your primary.