I was told by some agent to insurance more than the purchased price, while others say that it is enough to cover only roughly $75 * square footage.

In fact, if you qualify as a sole proprietor (real estate agent, broker, small business owner), you can have something called a solo 401k and use that to purchase property.

Also, our properties are commercial so it's not like I'd need to go to a duplex and sweep and clean the place.IMHO my CPA is not conservative at all. 

Of course, happy to connect you to local agents if you want to explore possibilities. 

I recently came across a property through an agent with attractive numbers for a house flip.

LTR tenants are required to have the home professionally cleaned. 

Having before & after pictures is a string tool when dealing with HMLs and real estate agents to gain business. 

I'm a construction management consultant (so similar to engineering) and investor/agent in the Boston area so I get the need to want/need to stay local.

I've done one flip and will be doing more this year and I'm also an agent licensed in DE, PA, and MD.

From there, adding discipline will get you to where you want.Instead what you're doing is advertising you have money, no knowledge and are going to have the average BP RE agent(bottom of the barrel quality) come here to promote their services with no regard.