I've called 5-6 insurance agents/brokers and am having a hard time finding a good policy. 

I have Personal Liability coverage on my policy.

And many times do it in violation of the real estate brokerage laws.. ( now that aside)I know I have struggled with this over the years.. although I have never ever wholesaled anything I have closed on 100% of what I aim at but like everyone else we are trying to make a good deal for ourselves..Its one of the reasons I liked buying court house steps I did not have to deal with this ethics issue its open to the public high bidder wins.. same with auction .com  or any of the other sites.but I get a ton of direct mail and for fun I will call on some of them. its kind of comical listening to most of the folks try to explain to me why I should sell my 200k property to them for 110k.. :)  Other wise licensed agents have ethics they must follow.. wholeslers don't its wild west and let your conscience be your guide.. so for me its a little bit the kettle calling the pot black when wholesalers take pot shots at Pay for guru's LOL..

Can anyone recommend neighborhoods/suburbs to aim for with better vacancy rates?

The popular one that's being used here has no clause for the early termination of the lease.What is the standard policy if the tenant terminates the please before it ends?

I heard Brandon on on the BP Podcast mention that he uses cash value policy vs replacement cost policy. 

@Caleb Gray - we have not yet set an official policy in place for this yet.

I don't want my insurance policy to skyrocket (increase in price) with this new claim, I am assuming its is like car insurance once you hit someone or something and make a claim it jumps astronomically in price. 

I have a policy which requires clear written communication in advance for late payment plans and I penalize other behaviors (with fees).

Commercial leases of free standing buildings are usually triple-net (NNN) .Commercial leases are also usually longer 5-10+ years and include regular increases in the lease.Check with your insurance agent to see if you need a different kind of policy.