Insurance costs have been crushing cashflow on a lot of rentals as well - I've seen HOI quotes on $200k-300k houses come in as much as $200.00/month over expectations.

More insurance will cancel short term rentals.

Using your ratio that leave 13.38% for pm, insurance, maintenance/cap ex.  

People staying for 30-90 days are a completely different customers than someone in a years lease. 

I've done plenty of deals without and agent, off market not even on the MLS but I'm one of those wholesalers that did things properly, had qualified buyers before even reaching out to sellers and strictly stuck with assignments.Biggest problem is so many "wholesalers" barely have the understand of a deed or what title insurance is so there's an immense amount of knowledge they need before hand which can just be provided to them by getting a license!

Well one thing that is interesting in regards to Earnest Money is that you take a place like Ohio, I'd imagine it's the same in Oregon but in Ohio the Division of Real Estate regulates the activities of real estate brokerages and their trust accounts but the Division of Insurance is who regulates title companies.

My principal/interest, escrow, and insurance is 1570, and my HOA is 306 and it includes water.

Be sure you consult your agreements with them as well to determine if there is some other action you are responsible for.You may also want to contact your insurance to find out if and when they may step in and do something.

No longer can buyers underwrite to $1,000/unit payroll and $250/unit insurance expense. 

He had insurance on the S-Corp for one million and none for himself.