Other causes will be at the mercy of your policy. 

With taxes and insurance alone, and a property manager (10% of the rent), can you still cash flow this property?

The first house the insurance company noticed the dog when looking at the house. 

She understands she will have a late fee, but I also called to confirm her insurance is current (required in the lease), and find out it was canceled months ago.

I know an insurance broker already who could assist us.

If you have done your homework and the property is sound, there should be nothing materially wrong such that a reasonable insurance policy would not cover.If you continue to do your homework and screen your tenants properly, you should have a low risk of them destroying the property that an insurance policy would not cover. 

My last one was a looong time ago but I do remember the crazy insurance cost. 

I’ve heard about the umbrella insurance route, and putting the property under my name.

Make the option rolling with provions for them to maintain, keep insurance, and taxes up to date on house.

But this new property is 1.7m and taking a loan of 1.2m brings the monthly payment (mortgage + insurance + tax) to a whooping 7.7k.