I'm trying my best to prevent mold growth, so I asked tenants for their renters insurance, to which he said, "our renters was with geico and we just switched insurance providers this month and have not got a policy active yet." 

Processes have been set up to provide a degree of protection to parties  involved in subject to transactions.  

This owner found a free lease template online that provided very little landlord protections. 

They can provide access to off-market deals and connect you with a network of contractors familiar with BRRRR projects. https://www.biggerpockets.com/business/finder/agentsProperty Manager - Choose a PM with Section 8 expertise to ensure smooth tenant placement and compliance with inspections and rent guidelines. 

For my clients, this SCREAMS of building equity, provided the ARVs would support the rehab.

Do you provide the login credentials upfront in case the service gets logged out? 

You have provided a variety of situations where doing a cost segregation study would be useful.  

As per their terms of use, "The Site is provided solely for your personal noncommercial use."

Quote from @Roger D Jones: SamEveryone here is providing great points to consider and if you were my son I would say that at 360k this 'dog needs to get put down'. 

Note I have no affiliation with them except I use them and they have provided me a great VA.