But the rents don't justify it, for example we are renting a 3 bed 2 bath house with a huge backyard in rancho Cordova for 2350/mo, so duplex rents around here are 1800-2200 ballpark.

For example, a $550,000 two-flat in Albany Park might bring in $2,500/month from the rented unit while you live in the other—covering most of your mortgage.3.

Will that be only for one property, or cover multiple properties like umbrella policy?

If the permanent financing will allow you to recover most of your initial investment and the fair market rent covers the principal, interest taxes, and insurance with cash left over, you have a BRRRR.

Quote from @Conte Cuttino: Property is in C+ area but in a different School district that’s B-If I sale I’ll get 30k profit after 9 months.If I keep as a Long term rental I’ll have to convert the garage into a illegal 1 bed cottage at an additional cost of $35k leaving a total of $107k left in this deal after 70% refi and closing cost.

Loss of use is foryour additional expenses if you can not live there due to a covered claim (ie.

you said "rent covers mortgage." you need it to be significantly higher than the mortgage to cover all the expenses you are going to incur.hope this helps...

Usually, a 3 bed 2 bath will rent a lot faster than a 2 bed 1 bath etc. 

I don’t see where a rental would make sense, so I’m trying to look at other options to cover the monthly payments until the market goes back up.  

There will not be one PM covering all the places you mention in your post, so maybe refine your search a little, and then you can start interviewing.