She owns a retail store and I own an insurance agency.Would be willing to do out of area investing deals, but need volume in order to make the cost of a management company feasible and my $100K probably won't stretch extremely far on its own. 

A lot of the insureds that I have that have landlord policies carry a high deductible or just have an ACV (actual cash value) policy instead of replacement cost. 

call your insurance company.

The purpose of the LLC is for liability in case or lawsuit, with 1-5 property depending the amount of equity you have, I would simply buy an umbrella policy.

Hi All,Looking for some advice on how to shop for Insurance. 

Have you called around and received quotes from some local insurance agencies?

You might have to ask around or guess insurance costs, or you could call a insurance company and tell them you're just trying to get a basic idea for research (so they understand that you don't need a full-on quote).

I try to be as selective as possible and ensure both myself, my company policies and procedures and the investors all have similar mindsets when it comes to managing their portfolios.

Here’s how I would analyze it:Vacancy - $95.1 (one month rent) 8.34%PM - $115 (Even if you self manage) 10%CapEx - $80.5 (7%)Repairs - $92 (8%)Total = $ 382.60Total Expenses = $382.60 + $266.67 Taxes + $70 Insurance + $526.09 P&I = $1,245.36Cash Flow = $1,150 - $1,245.36 = - $95.36 (Negative Cash Flow)Also you did not include Closing costs for the Purchase and Refinance.  

It's the removal, the insurance, the wear and tear and the cost of the snow shovel - it all adds up in the Norther states.