So my insurance was paying $6200 a month for "barely" furnished 2-2 apartment new the Arboretum. 

I know that RTR positions themselves as “turnkey” but the reality is that they are more of a hybrid model - they set you up with everything you need and facilitate relationships with lenders, insurance, property managers, and so forth - but they are not the actual service providers.

But it sounds like you are talking about a life insurance retirement plan (LIRP).

Using a Whole Life Insurance (WLI) loan avoids banks but accrues interest, potentially reducing policy benefits—compare this with other financing options like HELOC or seller financing.

They are definitely responsible for starting the fire, whether utilities were on or not.If tenant has insurance, they should file a claim.

How do you build trust with homeowners or sellers when you can’t meet face-to-face?

The insurance payout also impacts your taxable gain.

Loan Costs, Deposits, and Escrows: Origination fees, application fees, third party reports, legal, insurance review, title & escrow, rate caps (floating rate loans), due diligence deposit, rate lock deposit, standard escrows, etc.6.

Did your borrowers mention securing your investment with a recorded mortgage or deed of trust, personal guarantees, lender’s title insurance, or anything else?

then, there are holding costs while you rehab - servicing the loan, insurance, utilities, the rehab.