The only way the system does not work is if you take the refi money and don't het another property that cashflows.   

I don't believe that will change as long as the school system and public safety levels remain some of the worst in the state.

The tenant used an online maintenance request system to request a handful of maintenance issues for the first 6 to 8 months.

Most MLS systems will allow you to run a report and see what % of list price are deals actually selling for..

For example, in C class neighborhoods, you might see higher tenant turnover and more wear and tear, which can increase costs over time.It’s also worth factoring in reserves for capital expenditures (CapEx), even if major items like roofs and HVAC systems are new.

Tenant further acknowledges and agrees that they shall be liable for all damages to _______ system due to intentional or negligent acts by the tenant, it's invitees, guest,  agents or licensees" 

In my experience, finding deals with strong potential for cash flow, often means digging deeper into off-market opportunities or unique property types that traditional models overlook.

Are there any insurance policies or providers you recommend for this unique use case?

Apparently this is an issue that other investors have faced as well, because it requires a bank manager to do a minor workaround with a field entry in the system in order to make it work. 

As owner operators, it's not the same, you are the staff so once your gone "poof" there goes the "system".