Most of my renters are nurses, engineers, and tax payer funded employees (Government workers). 

You are so right about analysis paralysis 😁Not too concerned about mechanics though I would like to learn more about how to best use CRMs (specifically freedomsoft), but also would like to learn specifics regarding forming LLC structures and tax strategies 🤔

am working with them now and had the first policy (with Spinnaker) cancelled for nonpayment/late payment so we rewrote another policy (with Millenial) and having the same payment problem again but at least they are communicating that cancellation is coming. they want me to pay by credit card over the phone so the payment wont be late and cancelled again. but when i go to mycoverageinfo.com to check on status it shows its been paid.

He is very good about deductions on tax returns so his income looks negligible and of course banks wont talk to him about loans.

Yes, that’s another credit union only asking for 10% down with no pmi.

You're giving up some good tax benefits since you're in the tier of taking itemized deductions.

I also suspect inflation will drive continued migration to lower cost of living / lower tax states.  

THe lender is a credit union and it is a conventional low rate loan.

so I used 1.5% as a property tax number, and I used $200 mo for insurance.

Texas is definitely a strong market, but keep in mind that high property taxes can eat into your cash flow.