The highest appreciating markets and those with the greatest rental demand/price- like those in Florida and Texas - also cost more to acquire and insure. 

I can guarantee you'll need documentation of lease, and rental insurance before closing on another home.

Does renters insurance cover something like this?  

Deductible expenses include a proportional share of mortgage interest, property taxes, insurance, utilities, and repairs.

I also like to use incidental insurance as an additional layer such as Waivo to cover items.

Taxes, interest, insurance and maintenance will eat into the profit. 2.  

. - half of parcel can also be sold off as only one half has the SFH and ADU on itOwner is quite firm on the price.

Hard money, which is most commonly from an institutional lender (either a broker with a white label setup or a lending firm), is generally available, but you will need to meet experience requirements to obtain funding from these kinds of lenders.

I found myself, trying to sell deals, not standing firm on the numbers.

Licensing fees, CE classes, E&O insurance, general business liability insurance, sentrilock/suprakey fees, board association, etcc.