I guess im just asking for advice on where I should focus as im about to cash out of this current deal and pull about 45k in equity out safely as well as having 3 cash flow positive properties I just down know where I should focus with still limited experience. 

I'd put ARV safely at 225-275 for what this size home is going for in the area overall. 

In any of those 80+ episodes I teach you how to run numbers and make safe, conservative and accurate cash flow estimations on properties such as these.

As long as you provide a safe and compliant living space you are a going to be a good landlord.

I was aware that insurance would mostly not cover but how does a landlord safe guard here ?.

We have a 4 year old daughter, so some of our creative options are limited in order to keep her safe. 

While this is being promoted as a safe way to get into real estate by some experts or gurus, there is no way to secure your loan with real estate when the money is used as a deposit before the purchase is closed.

They are C-class properties, but they are safe (by my definition) and they cash flow. 

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They did not seem safe of code compliant.