What you have described is essentially what I would love to accomplish in the next two years.

With investment properties, you can typically borrow up to 75% of the appraised value - significant funds if the $245,000 estimate holds.

(Banks typically want to see 1 Year+ leases).

With larger projects come bigger budgets, and tracking your cash flow becomes essential for profitability.

Is that typical for insurance placements in that market or is this the high end you would expect for this property? 

When they do, they are typically covered by insurance and settled outside of court.The odds of a landlord being sued for a large enough amount that it eats up their insurance, the equity in the investment, and their personal assets is almost non-existent.

I'm typically all in after fix-up/renovation at 45K to 85K and they rent from between $850 a month to $1050 a month

Typically I’m seeing higher appreciation than cash flow but it can be hard to tap into that equity if rents won’t cover the new cost of the refinance.

When Im getting into mid October to mid November....I typically recommend to my clients to pull the property off the market, and relist around Feb 15th for townhomes and single families, nd possibly as early as Jan 15th for condos.

Other than that usage, there is little benefit to a typical investor having a RE license....