Hey mate,Thick skin is needed on this forum and in business in general 🤷‍♂️I just posted something similar on another thread and the best advice I can give is spending enough time finding the right people on the ground before looking at the prospect of a market or a deal.Especially when doing BRRR out of state which is a very tough gig IMO.You can find the best market, with the best growth potential, find the best deal with the best cashflow but if your realtor isn't genuine, your property manager is incompetent and your contractor is a cheat.You will loose money.Also, underestimate your income and overestimate your expenses on every deal and business opportunity.If you think it won't happen to you, I can tell you right now that it unfortunately will...I've completed hundreds of flips and rarely come in at budget from a rehab standpoint.So keep that in mind.Appraisers are a joke and easily manipulated.They follow weird data and many want to cap you intentionally (No idea why...) on the ARV.They play it safe and can see how much you paid and what you spent on rehab so they will cap the value and come in under fair value on many appraisals.I stopped dealing with selling to investors looking to finance many moons ago as it wasn't efficient from a business perspective and I'm not in the business of using "in-house" lenders and manipulating appraisals like many others do. 

If they are professional, they can explain this quickly and easily.

That will hurt their Fico score and could easily affect their ability to obtain credit for anything well into the future.

An insurance agency could charge a fee as well but they'd have to show that too.If everything is the same on the policy (can be hard to tell with a cursory look at a quote) it's possible some of the internal risk information was changed a (such as year of update) and the underwriter changed pricing to reflect that.It's also possible one agency asked for pricing credits to get as close to a certain number (perhaps a number you told them based on the current policy) and the other agency was unaware of that number so they didn't ask for credits.That would be the most likely in most cases but it's odd since the quote was already created and given to you from The Hartford that it would change so much.By the way, your agent should be able to retake control of the quote quite easily with a signed BOR/AOR as discussed. 

Even though an investor could easily avoid KCMO the tenant’s rights are not onerous at all and I don’t think they should dissuade anyone from investing in KCMO!

I'm sure there is a compromise easily in there somewhere where you can pay a licensed business to do the work and receive an invoice for your $1500/etc.

My accountant doesn't care about that for tax purposes, but I wanted to easily see those numbers in the same place where I was tracking everything else.

@Emily Anderson true on the flat 24% tax rate on rental income without the possibility to deduct costs from it.Keep only one thing in mind: rental income is being added to regular taxable income (salary and rental income).So I could deduct costs before ending up with taxable rental income, however for me, it is being added and calculated together with my salary income.That means I'm easily reaching higher tax brackets even after the deductions, while with a flat rate it always stays the same (even if you earn way more rental income).

In the Cape Coral market, rents have increased so fast that some estimates are easily 30% under market.

People easily persuaded, do your own homework dnt listen to the broke friend lol