I am an insurance adjuster, so I can deal with a broken pipe or a shredded roof, I am more afraid of evicting my neighbors every month.

Every property will sell at a certain price, so if you're not getting offers and you don't see any issues, adjust the asking price.

Feels swift and intense and deeply why-didn't-I-do-this-a-long-time-ago? 

I’ll share with you my number and the pro’s & conHere’s my number:$61k purchase ( got some adjustment for paint color -$2500 off)1.99%Monthly service debt: $719 + $122 ( insurance) = $841Rented for the last 4 months ( had 3 weeks vacations, therefor it was not listed for rent during those weeks) $4790/ 4months = $1,197.50.

They are way more profitable than multi family and you can adjust room rates daily to capitalize on special events or be more competitive during slower of peak times. 

Contractor relationships; vetting, incorporating contractor signed timelines with penalties, bidding job for job (more time intensive but easier to keep on schedule and easier to watch expenses), receive a per unit labor cost for better future job estimation.

If I have an owner occupancy policy on a rental, and make a claim will the adjuster know whats up and deny the claim?

Single family is a long term appreciation play, labor intensive and offers little cash flow.

I'm in Wilmington, NC and so far the best cash out refi I've been able to find is prime (5.5%) on a 20 year amortization but 5 year adjustable rate.

Tax history shows $14k/yr but then with the adjusted price of $250k it brings the taxes down to about $8.5K/yr.