I haven't sold yet, I've been analyzing property to get a head start on the 45-day timeline of identifying the potential replacement property (and because I enjoy analyzing property). 

For a single property, a strong umbrella insurance policy may offer sufficient protection at a lower cost.

After my P.M. costs I collect $940 or so/month. 

I work in group home settings for a living and at my previous facility there were two clients per bedroom which would give you potentially 8 in your house while at my current job there is one client per bedroom which would only be 4 clients in your home.

Indy is a strong market with a great mix of cash flow and appreciation potential, plus it’s very landlord-friendly.

Ensure you fully understand the fees, interest rates, and any potential prepayment penalties.4.

How did you incorporate the funding fee PLUS the closing costs?

It’s inexpensive to provide but can make a big impact.Comfortable Bedding: Investing in high-quality mattresses, pillows, and linens improves the guest experience and leads to better reviews, which can boost occupancy rates.Smart TV or Streaming Services: Offering Netflix, Hulu, or similar services is a low-cost way to enhance guest entertainment and stay competitive.Fully Stocked Kitchen: A well-equipped kitchen with basic appliances and utensils appeals to families and long-term guests, saving them money on dining out.Dedicated Workspace: If your property caters to remote workers, adding a small desk and ergonomic chair can set your listing apart.Outdoor Spaces: If your property allows, an outdoor seating area, fire pit, or hot tub can significantly increase your nightly rate and attract more bookings.Energy-Efficient Features: Guests appreciate eco-friendly options like LED lighting, smart thermostats, or solar panels, especially in eco-conscious markets.Keyless Entry: A smart lock is a relatively small investment but offers convenience and security, which many guests value.If you’re deciding on amenities to add, it’s always a good idea to research your local market.

We also do not allow the tenant to patch holes or touch up the paint, because they usually do a terrible job that takes longer and costs more to fix. 

I meant 120k just to purchase the property plus renovation cost, I can even go a little higher than the 120k if the numbers make sense.