LTRs basically do not cash flow at current prices with conventional rates. 

I just closed on a duplex in Dayton for $189K $1100 a door and have an investor closing on a 4 unit for $325K in Indy with great rents that cash flow over $1000 a month.I have seen Indiana, & Ohio pick up some major heat over the last 3 years for investors while Boise falls somewhat short.

I wrote a long post about the basics of depreciation if you want to understand it better:https://www.biggerpockets.com/forums/51/topics/1121063-expla...2.

They may ask for a basic LOE but that's if they are really nit picky. 

As soon as I read "hired a property management company to handle the day-to-day" it was clear to me and anyone else with a basic understanding of the rules that he was likely SOL.

My cleaners have the basic resupply built into their costs which means guest is paying for the consumables.  

Focusing on the foundational basics and your operations is more important long term.   

I didn't know the difference between a heating system and water heater, I didnt know how to screen deals, I didnt know how to calculate cash on cash. we all start somewhere. 

I am really intrested on real estate and getting hands on with basics required really excited and also nervous about this new journey but the goal is to be financially independent 

I personally like working with a broker because I know they are helping to vet the insurer and making sure that I am not missing key pieces of coverage.That said, from my understanding of the insurance markets basically different insurers like to spread their risk out across geography and asset class.