Cleaning team if possible, so there is more than one person to cover illness or emergencies, the house absolutely MUST be clean for the next guest. 

I would not have accepted the offer if I had known they would not cover it.

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Renters insurance only covers the renters contents inside the home.

Our first goal is to have her income covered in about 5 years so she can free up her time.

If you have enough properties, you can ride a tenant issue with the other properties covering the cash flow/expenses of the bad tenant--especially if you have professional tenants who care about their credit score. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I did not call the insurance adjustor yet because I wanted to fix the roof asap because its been raining every day3) Since they switched the insurances on me after the hurricane, I will be asking the insurance that held the coverage during the hurricane to replace the roof (if I go that route), is there a time frame where the insurance company will refuse to cover and say that they wont cover because it was too long ago?

Given that the house is paid off but has $27K in back taxes, you could offer to cover those taxes upfront in exchange for favorable terms on the remaining balance—like low (or no) down payment, and small monthly payments.You could also negotiate for a subject-to deal where you take over the property subject to the taxes, while still securing control of the property for your BRRRR strategy.