1) As an agent put 3 more under contract this month for going into 20252) Cut internet and car insurance bill down3) Start prepping for tax time, organize expenses yay lol

If the insurance is higher, like in a flood zone, or hurricane zone the net will be lower. 

That has been a big thing.The easy way I think to say it is if you are a lender, agent, insurance person, you shouldn't be starting forum posts to elicit feedback in your industry or genre.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

The longer the maturity rate of the bond, the higher the yield is to compensate an investor for the additional risk they are taking on with a longer dated bond.Stocks that pay divideneds....insurance companies have a lower yield than telecom stocks as a reflection that telecoms are higher risk than insurance companies.In the efficient market hypothesis, if markets are efficient then the yields should be reflective of the risk.

You might be referring to income / expenses that are reflected by cash.Cash you receive from rentsExpenses that you pay out such as insurance, interest, taxes, etc.You may not have included depreciation expense which would bring your taxable income down further.It may be possible that the negative taxable income would bring your taxable income down.

Your insurance company likely has a no smoking clause on your policy and will back you up as you suspect this.

Rents seem to be going down in Texas overall, but I think the new build-to-rent option will capture future homeowners who can't buy now because of the rates.

If everyone in the chain is good at their job: Investor, Broker, Lender, Title, Insurance. 

For a 4 bed you are likely looking for insurance placements for a family or temporary relocation.