Most residential agents aren’t proficient in INVESTMENT property, and hence wouldn’t deliver satisfactory results when utilized by investors. 

PS: dropped a few pics of structures I saw onlineSituation: -I am looking to scale my portfolio by utilizing out of state small-multifamily and working with Section 8 tenets. 

 Hi   we specialize in utilizing the Section 8 program in Indianapolis.

Besides the long investment cycle, you have to know a lot about zoning, development, local politics, irrigation, farming, subsoil conditions, easements, utilities, development costs etc  Don't fall for the idea that just because you bought it at an auction means you've got a deal.The "easiest" land game to get into is to buy buildable infill lots

Regarding insurance, i would recommend working with an insurance broker (happy to DM you the one i utilize) and they can shop for the best one for your rental. 

She is $50/hour and has spent a considerable amount of time getting my books straightened out to utilize Quickbooks.

Even if you prefer not to include any utilities often as a landlord you are better off including utilities provided by the municipality.

Go conservative ) - Holding Costs (loan payment, utilities, insurance, etc) - Rehab Costs (you will have a good handle on this) - Closing Costs (you will pay closing costs on both purchase and sale of home)  - Profit (minimum you would want to take on the risk.

I utilize these products but more for commercial multifamily where they build in an interest only period, 30 year amortization schedule, and the bank funds as much as 100% of the construction costs.

In Colorado, we also have the HUD FMR but each PHA will publish its own Payment Standard and Utilities Standard for what they are willing to pay on a voucher.