At the cost, and given the benefits of most mortgage insurance offerings, is it worth it to pay (however much extra it is)?

True private money is going to cost 10-12% plus deal equity which often makes the true percentage 20-22% on your money vs alternative lending which will be around 12-14%.Here to chat if you want some help comping a deal and putting one together. 

However, selling within a year may result in minimal mortgage paydown, given the substantial transaction costs.

If that property drops 5 you now have another $15k to come up with on top of the closing costs on that property.

I imagine myself getting into more rehab intensive (possibly even BRRRR) projects as I build my portfolio and experience!

I have about 10-15k to play with which should be enough to cover closing costs and have a small bit in reserve If I can't find a Tennant.

Partner Driven financed the Cypress Place deal using its own capital, covering the $290,000 purchase price and $20,000 in renovation costs.

I would caution and encourage you to look into the general cost of living difference from where you currently live and where you are looking to move.  

Partner Driven financed the Greendale Lane deal using its own capital, covering the $165,000 purchase price and $35,000 in renovation costs.

If you know the market and where to price your property, a listing agent is really not going to add a lot to the process and will cost you 3%,  Now before I get blasted by agents posting how mush they add to the sale on the listing side, I will say that if you are not familiar with the sales process, maybe you need to pay the 3%.