I also just took a look at some insurance renewals / premium increases that made no sense due to the replacement cost the carrier used.

Always. interesting plot twist as more carriers cancel and people need to get new policies and see the original borrower is not on the policy etc will the servicers be telling the lenders to call the loan.

Sounds like you’ve done a solid job narrowing down your criteria and focusing on markets that actually align with your budget and goals.On Columbus, OH — I invest here and can share a few quick takeaways:Pros:Strong, diverse economy (Intel, Google, Amazon, Nationwide, multiple universities, healthcare).Steady population growth and housing demand, which supports both rent stability and appreciation.Neighborhood variety — you can target B-class areas for stable tenants or C-class for higher cash flow.Still affordable compared to many metros, especially for out-of-state investors.Cons:Competition is heating up, especially in the under-$250k range, so finding a deal takes persistence.Property taxes vary by suburb and can eat into returns if you don’t factor them in early.Older housing stock in certain neighborhoods may require more upfront CapEx.On Little Rock, AR — I don’t invest there personally, but from peers I’ve spoken with:Pros:Lower entry price points and solid rent-to-price ratios.Reasonably landlord-friendly environment.Stable employment from government, healthcare, and industry hubs.Cons:As you mentioned, home insurance rates have jumped and some carriers have pulled out, so you’d need to build that into your numbers early.Appreciation has historically been slower compared to hot-growth metros.Some pockets can have higher crime rates — due diligence at the neighborhood level is key.If your budget is $50–70k all-in, you might be able to get into a solid B- or C+ area in Columbus with financing or even pick up a small multifamily in Little Rock in cash.

If you haven't heard that term, think "Defense Attorney" for dealing with your insurance carrier. 

Any preferred carriers?

Make sure your insurance carrier knows that the unit has a pool.Renting to a family with kids? 

Also, have an active network of lenders, insurance carriers, contractors, home inspectors, and property management company that I recommend to my clients.

Some carriers don't ask but you should make sure that you're not indicating (in the policy application that is typically e-signed) that you aren't using your property for student housing if you are.  

Not sure how you are set up now, but it sounds like you would benefit from a "high net worth" carrier such as Chubb, AIG, Pure, Cincinnati, etc....

We have excellent resources for mid-construction flip/GUCs and do them quite often for clients in the same position as you are now.The harder part, often overlooked part, is the insurance carrier.  98% of carriers will not insure this or at least not for a "lower" premium.