What is reasonable for an insurance policy for an $80k house with 3 beds and 2 baths.

Only thing off on that for me would be the rehab draws, the lure of that deal over just borrowing (for an experienced guy) would be having zero cash outlay and doing more volume, so putting up $10-$20k before the draw would negate the appeal.  

Follow your policies and procedures, take the emotions out of it. 

I went through a divorce after a 25 year marriage of never ending money to the land of "no money, zero zilch".

The most dangerous situation is the landlord that owns 1 property.If you are midway between residential and commercial (5 properties) the insurance companies start considering you a risk and will only cover you with  more expensive commercial policies that require you to go to LLC's while LLC's might not be appropriate for someone getting new mortgages and has existing mortgages.What is the saying-go big or go home?

If there was another zero or two in the bank account I'd be cruising in that Firebird today for sure!

You need to figure out market value, closing costs for the sale, capital gains etc and then set your price you are willing to sell....and it aint 10k less than you paid for it....not even close.People don't go UP after an inspection.....they go DOWN 99.99999% of the time.Unless she is willing to put in a written offer at your selling price, DO NOT do the inspection....all she will do is find stuff she will then expect you to fix as the landlord....Unless you are desparate for $$ there is zero reason to sell at break even or a loss......

Professionals know to utilize others' to monetize profitably rather than waste time keeping it all. 100% of zero = $-0-

I'd call the customer service line of the providers and ask them what their policy is and let them know they have damaged your home and what you can do to avoid it in the future.  

I won't deal with a carrier that needs to do pictures or individual policies on each home.