I understand that nothing in life is free.

Quote from @Jesse Yoder: What insurance works with people doing BRRRRs? 

Kinda like life.

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.

Some people will say, "Take out a quality Insurance Policy and you will be protected."

You could raise your deductibles on your existing insurance policies (consistent with any mortgage on the property) or talk with independent insurance brokers to see whether you can find a better policy. 

If your insurance coverage isn't enough, they could seize the LLC assets, but not your personal assets.Additional thoughts:1.

I'm making some life changes to set my family up for a better future.

Officially considering calling this home "A Bug's Life" and warning as many people away from HomeRoom as possible.

We use Hiscox for our insurance with our business, not sure if it works for property but its worth a try.