For insurance, the only reliable method is to get actual quotes from local agents based on the property’s age, construction, location, and intended use.

This is the core of scaling responsibly—never crippling your existing assets to acquire new ones.You're in a fantastic position to execute the "snowball" method of real estate investing.

@Jeremy Beland 100% agree - I've seen investors spend $5K/month on new leads while ignoring the 200 they already have.But here's the flip side question: what if your STARTING point is quality?

And while nothing is foolproof the most consistent method of finding good vendors is relying on OTHER real estate investors that have worked with those vendors.

Social media leads are of lower quality. 

I think in general providing better quality housing always will out do the competition even if the price is slightly higher.

I would get brown if I could find them cheap enough to match the quality of the Costco Business ones. 

From my experience, scope looks very different depending on the location quality among other factors. 

Cons haven’t changed much either — neighborhood selection matters a lot, tenant quality can vary block by block, and strong property management is critical if you want this to be passive.

Didn’t go with the lowest bids, went with “middle” bids thinking that meant better quality — but the work still wasn’t great.