@Jonathan Greene, I did use my VA once on a previous property, not sure how it would work trying to use it under a LLC that owns the property. 

Very interesting, best of luck selling off your under-performers.Do you know if many investors have issues with renting with Section 8?

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

You might even be able to get out from under the built up tax liability.With your asset amount, maybe its possible to sell out / 1031 to a REIT, and still cash out leaving behind the tax liability. 

I am looking to use all cash, under 200k, preferably under 180k for a single family or a duplex if viable with my budget.

You have a “full” package including property(s) identified, acquisitions under contract, appraisals performed by MAI appraisers, historical financial statements, pro forma projections, surveys, title reports, feasibility studies3.

When I filed a claim, my insurance company denied it because the property was under rehab and not rented.

In KC I'm using the following splits: A 99k+B+ 75k - 99kB 56k - 75k B-/C+ 48k - 56k C 28k - 48kD under 28k Here is the updated guide by zip codes with the new class of B-/C+ created. 

A second layer of protection is that these trusts need to be litigated in the country the trust is set up in.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.