most insurance carriers are middle men who broker a connection to a construction policy carrier and add 10% on top for themselves. the key is to find an insurance broker that the construction policy company pays to derive business for them so you get your policy at cost and will help shop with multiple providers to get you the most competitive terms 

Also I would shop for whatever new furniture is needed, work on landscaping, etc.

When we last did major shopping around, did use a broker (McClone Insurance in Madison which used to be the Neckerman Agency if you are in the area and recall that name). 

I would love to be all in on one for 20-25k cash and bring in 1000/mo as a buy and hold, but that seems way too good to be true.

I generally place my value on being a true on the ground resource, for my clients not only to go to areas or properties, but that I live every day in one of the most investor focused areas, and continue to work to stay in front of the market both on sales and on rents.  

Waiting too long to refinance can also leave you with less favorable market conditions.Neglecting to Build Relationships with Lenders:Many investors assume refinancing will be easy, but without building good relationships with lenders or shopping around for the best terms, you could end up with a deal that doesn’t work for your investment goals.Ignoring Cash Flow:Some investors get caught up in the equity gains and forget about cash flow.

On the other hand, most true investment property loans are going to require at least 20% down.I also recommend that you network as much as possible with other investors.

It seems some of these numbers are too good to be true.

Quick tip: When you find a meetup that interests you, check the organizer's post history and engagement in the community - it's usually a good indicator of their true intentions.

However, it's definitely been tough to find solid deals that cash flow well as of late, at least on the long-term side I find it to be true, and counting on potential increased demand is a tough investing strategy.