Hi Im looking for Atlanta Area an insured and licensed General Contractor to rehab single family homes....any recommendation ?

Bel Air/Edison is board ups, crime and again the cost of taxes and insurance in the city. 

(Him and his wife will have a renter's insurance- we are requiring a minimum coverage unto $100,000 but might need to up that if we allow a gas stove).

Looking for help predicting expenses (like maint/cap, insurance, cleaning, management, etc.) and revenue (I've computed my own rental season curve, but I'd love someone to validate that for me).What I'm looking at is an MLS duplex that *I think* would rent for a total of $4300/wk at peak, at a least price of $519K.Thanks,Chaz

If you have newer properties built since 2004 your insurance may not be a lot more expensive.

That way you can buy houses from distressed homeowners (wholesaling) and sell the homes in good condition for a nice commission.

What least cost  Insurance policy should I buy?

Just get short term rental insurance like everyone else and go for it. 

We owe around $4100 a year in taxes & insurance.

Example:List Price $124,000ARV $200,000All-in Target $140,000 (70%) Refi Loan amountRehab Estimate $30,000Holding costs $6,000 (Includes PML interest only payment, insurance, utilities)Closing costs $7,000 (Acquisition and Refi closing)Purchase Price $97,000 (MAO) PML loan amountSo in this example you have a Private Loan amount of $97K.