Needless to say I went shopping for new insurance.

This is a tell-tale sign that you are being ‘shopped’ by a borrower.

. - If I were in your shoes, I would shop around for a different title company.

I encourage you to shop and re-shop them frequently.

I'll be looking forward to talking shop!

Not sure what Jake's going to do, but if I were exclusively a SFR investor, about to unlock 75% of my equity in my 12 paid for homes, I'd go shopping. 

There are even companies that start to give serious price breaks at about 10 properties (for example American Modern does that).

You should shop around, you have leverage.I have not dealt with BECU, have had good luck with Red Canoe, but they don't go further north than Federal Way.  

I would absolutely replace the cabs, with 42" uppers (replacing that inaccessible area above the doors), a 24" deep cab over the reefer with a return or narrow broom closet on the left.Here's an idea I've used for an inexpensive but attractive alternative to granite for your price level: Have a local shop fab up black plastic lam tops with square front edges, and NO 4" splash.

Additionally Central Heights is undergoing a bit of a renaissance as they build new restaurants, bars, shops, etc near heights blvd.