Another reason is just market knowledge and knowing what a repair of a certain type given material and labor rates in an area should cost. 

Labor shortages and increasing material costs are increasing construction costs for fix-and-flip investors.

You will constantly hear of  shortcuts during construction and the conscientious decision to use lower quality materials during the renovation. 

At least 10k, they have to buy materials and pay labor. 

If it’s not stated - and in my opinion, this is a material fact - my intuition says that they hope you’ll never challenge them, especially in court.

Its not unusual that your insurance premium jumped, but I’m wondering if the jump was so drastic only because you switched to a landlord policy, or if its because your insurance policy is renewing and taking into account increased costs of labor and materials.

That, a few podcasts, a few select books, and a couple of subscriptions choke full of info material (less than 100$/month), maybe a couple mentorship programs (for less than 2K/year), and a lot of action on your part and you'll be a lot better than paying $$K for "gurus".To rephrase, do you have more money than you know what to do with or an urgent need to get it to work for you, together with a lot of time on your hands ready to take massive action?

I believe my wife and I pass all the test under REPS and material participation.

I mean material as recently as late 2022 was totally off-base-- the real estate rookie bootcamp, you had porfer Morby on here, the Carl twins that promote STR as recession proof, the list goes on.

I'm also open to suggestions on other (post covid hopefully) reading material, podcasts and resources.