I'm in escrow for my first BRRRR right now and it just occurred to me I need to get some insurance. 

Not really sure about what the protocol is when it comes to this, and there's no way I'm contacting my insurance company because I don't want increased premiums.

Insurance companies pay me to do it for them.

I have not done due diligence on these, the water, garbage and insurance are purely estimates and likely high.

-HOA fees are $160/month which covers everything exterior of the home (landscaping, insurance, etc).Goals-I completely understand that it won't cash flow, but my brother is pretty much a 2-4 year guaranteed renter of 1 room.

That includes loan payments, utilities, insurance, taxes, HOA fees, and any other expenses that can occur during the Rehab period and up until the property is fully rented.  

My concern is that the unit under eviction will be heavily damaged with no security deposit and insurance doesn't cover tenant damage, though a criminal act.

Whether a homeowner or investor on either side of the transaction, each will lead to more referrals in similar housing areas. 

Must be licensed, bonded and insured.

Usually for the buyer this includes, property taxes, insurance, title company fees, and lender origination fees.I’m not a huge fan of using percentages to estimate these costs.