While I overall agree with you, there is a case to be made that premiums will start to normalize:Namely, major insurers pulling out of the high risk areas like FL and CA are limiting their catastrophic events.  

Beyond the Monthly Management, Placement & Maintenance fees, all other fees in our contract are IF EVENT -> THEN fees.

Known for its community events and good schools, it’s a solid choice for rental investments.Greenwood: Just south of Indianapolis, Greenwood provides a more affordable housing market compared to some northern suburbs.

What documentation will I need to provide to the IRS in the event there are any audits? 

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

If I Refi this into my personal will I create the taxable event?

However this last tenant left our unit in a very damaged and extremely filthy state that took considerable work to remedy (which was a surprise because they had been pretty responsible until this event). 

I am willing to offer my services like social media marketing, branding, presentation, organizing events, crunching numbers for free.

In the event they do not get rid of the dogs, they will owe a few grand by the time they can get the AB468 compliant ESA.