Take your monthly rental income and then subtract ALL your monthly expenses: Mortgage, Interest, Taxes, Insurance, Property management, utilities, vacancy factor, maintenance/repairs, etc...

Schools rating drive many other factors and it’s an important criteria to consider.

What I will say is while this property has 15 beds it is only 4500sf not sure if that factors into the insurance much.

Factors I consider before giving the seller an offer:1.

This would depend on a number of factors (including whether an appraisal is needed). 

You also have to factor rental days vs. personal use days.

My strategy doesn't involve influence by any factors outside of my control. 

Then factor in the amount that people can afford .  

You can still work with an unlicensed person, as long as they know what they are doing, and you can hire a licensed representative if you have to fight the IRS later.The single most important factor in selecting your tax person is technical competence.

Although there is the caveat that unrepresented persons in contracts leads to lawsuits at about a 10x factor versus when both parties are represented.