A coach makes sense if you are 23 and want to increase your skills enough to earn a living with the sport.

There are a lot of ways to crash and burn, so increasing the odds of succeeding long term should be your highest priority. you can always sell your local assets once you're comfortable managing rentals and ready for a market that better-suits your criteria. btw, kudos for being self-aware of your limitations.

Do you need to increase rents in the next year to cover your costs?

They've increased the price several times in the last few years. 

Prices have increased (higher terms/rates) as the fed rate has gone up so you have seen people who could get 8 or 9% now in double digits.

The appraisal came in at 490000k arv and the comps pulled and increase in home value since a year ago shows the property at around 515000k.

Apparently, because rates increased here so astronomically in the last 2 years, the insurance industry believes their numbers are correct with the risk.If you have the correct coverage @Marc Shin, you should be covered (although you should also have budgeted or baked-in costs for minor issues/damage).

It's kind of disconcerting when I can only raise rents by 5% but insurance is increasing by 10% to 15% per year. 

Or can you acquire another business in an adjacent field that increases profitability?

After you've completed some updates & have reviews start to increase your rate.Feel free to reach out anytime if you have questions :)