That rate, TODAY is WAY low!!

The downside of the HELOC is the interest rate is usually higher so you will want to pay it off faster. 

Let's put expenses at 15% since it's a new build, and you're looking at a 10.2 cap rate.

I would weigh those two options out and see what costs less overall between an entire new loan and or the blended rate of the two.

Nobody knows what is going to happen with rates...trying to guess or forecast is a fool's errand. 

That way you can use that 2% to do a rate buy down to ensure a better cash flow.If you are buying it as a Primary owner occupancy I would ask for 3-4% seller credit to cover rate buy down and a portion of closing costs.

So I’m wondering if anyone has experience with other property investment friendly insurance companies with good rates before I start shopping around. 

I’m assuming that I’d have to personally guarantee the mortgage as the LLC is fairly new (18 months) and the cash flow from the property is not especially compelling given the current high interest rates.

That flips as you add units, anything 5+ for example the market for buyers is near 100% pure investor - so value will be mostly determined by rental potential (cap rate)

Too often STR owners are looking at extremely high occupancy rates like nothing will ever change.