Both your insurance expense, and management expense seem a bit low. 

You could equate it to if you hired a landscaper to mow the lawn and they broke it their insurance would cover it not you.

I have a tax/capital gains/ insurance settlement question:I bought a duplex 3.5 years ago with a conventional mortgage.

I've been looking for quotes on insurance.

Does anyone have a good recommendation(s) for an insurance company providing builders risk/general liability policies for house flipping?

Can anyone share with me a good rule of thumb in terms of the price / sq foot we should expect to pay for insurance in this area?

They have turned down my contingency to be able to title search the property, but they have title insurance and are willing to convey that to me.

Since the lender, and almost all lenders with insure their DSCR, or Debt Service Cover Ratio is met. 

I also used to be in insurance sales.

She is willing to sell it for what she owes.Numbers on the deal-95k 1st mortgage @3.875% ($890/mo) - her insurance is $2440/yr ($203/mo)- I was quoted at $650/yr ($54/mo)- her escrow shortage was $896, but if paid in full, her 1st mtg payment is $815/mo-10k 2nd mortgage @14.9% ($217/mo)-35-45k estimated repairs (I would do some work myself to get the cost down lower than 35k)-ARV is around 160-165k-Rent market ~ $1200/moMy thoughtsIf I paid off the 2nd mortgage (10k) and got a better insurance, the new mortgage would be around $613/mo.