Screen tenants properly or pay a good PM to do it for you3.

They should be doing a load calculation, taking into account insulation and window type if I'm recalling how it works properly. 

Once you have a shortlist, sign up for an account with each one and test them extensively to see how they function.

the reality is you have negative cash flow when properly estimating the expenses on the 3 rentals (no way 3 rentals have $1300/month maintenance/cap ex, pm, vacancy, and misc total (basically $433 per property).  

I own an investment property in Tampa (at least I hope I still do after Milton goes through but we are not in a flood zone).I was wondering where home prices go on functional homes following a large natural disaster like a flood, fire or hurricane.I was thinking prices would go up shortly after the disaster since many other homes were damaged or destroyed, therefore supply is low and demand is high.The reason I ask is because I have a refi coming up following a fix & hold purchase.

I also reached out to Proper Insurance, but they informed me that they can't offer their standard policy due to the elevated fire risk at my property.

underwrite the loans properly

You can't do proper ARV without MLS access.

and only after you covered properly the "other" aspects of risk management (insurance, umbrella insurance, proper property management, etc.).Unless you are doing flipping (or AirBnb), in which case I suggest you look into Series-LLC and you operate each flip in its own child-series (if not clear why, ask for more details).Anyway, a lot of this is covered in my notes, and that should save you hours of research and hopefully clear some confusion as to why you want it and when and how.

Take ownership of your mistake and learn to do the proper due diligence recommended above😊