New occupants will be coming soon, but in a 3 family, i have set of excellent student tenants that renewed.That said, many landlord insurance policies have exclusions for students, so I am trying to gather info on updating a policy to consider the fact that the building is only going to be 33% student occupied.  

First you put people on the phone, so that is an intimate situation, second you lead off telling them that they are basically guaranteed to make $500k and will do so for as long as it takes until they get there, then later say it costs $15-40k .. they even say once you make the $500k you'll get the $15k-40k back.What is most disappointing about this is as I did my diligence after the call I found a youtube video of a lady who is NOT a high/medium income individual give her review of the program and she had nothing bad to say about it, she just said she was unsuccessful because she didn't put in enough effort because she had too many life situations going on.

One of my goals is to go through my past tax returns, and figure the ROI my rental properties with taking into account the tax savings (I typically calculate the ROI on net cashflow at the end of the year)I have a W2 so I generally aim to maximize my pre-tax accounts - 401k, HSA, IRA to a backdoor Roth IRA, 529My "losses" would be passed forward since I don't qualify as a RE professional nor have active RE losses.

A lot of things are going right for you.

Any house here that's sub $100k, on or off market, is going to be so bad it will need $30-75k in rehab.

Raising capital with your existing track record is going to be extremely challenging.

This can be a big roadblock if you need funds sooner to secure deals.2.Fees and CommissionsA large part of your early premiums may go toward commissions and policy fees.

I figure never sell the cow when you can get the milk for free)...especially if that cow is producing organic cash flow ;-)I'm going to guess your rents average around $2,200 to $2,400, maybe a little over $1.00/SF, is that in the ballpark?

Taxes, costs, eviction complexity, etc are going to be a much bigger factor in your success than anything else.

Third, if you don't know the caller, let it go to voicemail and if neither of those work, file a 2nd mortgage lien, payable to you for an amount 5x the value of your home.