As a 33 year lender that's seen the high-highs and low-lows of the market, I realy don't see rates falling dramatically.

Liability insurance of 300K on the property and it's in an LLC.Someone trips and falls and sues the "owner" for 1M.  300K gets paid out by liability insurance. and now the LLC is still on the hook for 700K. 

Which such a large expense, does the tenant still responsible for the repair as part of the maintenance cost under triple net lease or is this consider as catastrophe/crisis and it would fall under the landlord responsibility?

Quote from @Ryan Murdock: @Noah Loveless Charleston, sc and Shallotte, NC, but moved here last fall for the military, and am interested in investing locally in the future.Awesome, Ryan.

They have a large cash reserve to fall back on and to utilize for double closings. 

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I believe that successfully navigating this initial investment will pave the way for future opportunities, whether in the same market or elsewhere.Living in New York City, I faced a challenging market ;)I chose Montgomery, Alabama.Here's my process:I compiled a list of states with favorable landlord laws.Using Brightinvestor, I identified cities within those states where the median home price falls below the national average ($420k).I excluded cities with negative income growth and rising unemployment rates.I focused on cities with strong appreciation rates over the past five years (over 10%).I compared price-to-rent ratios.I did break two rules: Montgomery has a slight decline in population, and its largest employers are an Air Force base and government agencies.One significant factor that influenced my decision was the promising price-to-rent ratio, suggesting potential for positive cash flow (though I remain cautious about appreciation).Regarding my acquisition strategy:I plan to employ the BRRR method with cash.

If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).

Same thing if there was a short fall and a special assessment was done, would you owe the new owner money since the deficit happened while you owned it?  

Purchase price: $120,000 Cash invested: $60,000 417 old falls blvd is a multi use property having office/ warehouse spaces on 1st floor and a 3 bed 1 bath apartment upstairs.