Yes we always account for R&M, capex, vacancy, insurance, property taxes etc in our numbers.It's definitely NOT all properties that are cashflow positive, but we are still finding them.

As for insurers not renewing insurance in certain zip codes it happens all the time. 

If so, what type and amount of coverage do they have carry for them.Secondly, I'd ask an insurance agent I presently use for advice, given your situation.

In many states If the tree falls on her property she’ll have to make a claim with her insurance, not yours. 

As it's me to me, I wouldn't need title search and title insurance and such.

.($175,000 / 20% = $875,000)Of course, the buyer can put less than 20% down and pay private mortgage insurance, but let’s say they really want to put 20% down.As a seller, you have now reduced the pool of buyers who can pay $1M for your home since the buyer needs to save more money to reach a $1M purchase price.So, would you rather make $875k and “save” money on commission, or make $975k and just pay their agent?

@Tony ThomasIt will only cost you money for licenses, insurance etc.

IF you have a recorded mortgage and it was a normal sale handled by a title company and the buyer wanted title insurance then you would have had to be paid off and signed a mortgage release or a reconveyance deed.One way or the other if you want some constructive help you need to clarify what you actually did..

Do understand that you will have to pay mortgage insurance and the rate will be much higher then if you put down 20% or more. https://singlefamily.fanniemae.com/media/20786/display

I would only suggest a property management company set up if you are not working for an employer and are interested in retirement account contributions + deducting health insurance costs.If you are already working for an employer who is providing a retirment account plan + subsidizing health insurance costs, in my opinion, no point in setting it up.