Which gives you coverage for everything, unless it is excluded(read your policy exclusions), that you could be sued for plus insureds the building/contents for damage.

If there's no pattern then you'll have to decide whether to exclude it to save some $, or include it to have a discriminator against the competition.  

Corporations are excluded, however LLCs are not corporations and must be issued a 1099. 

I'm excluding the gurus, the mentors and coaches, there thing is really giving instruction.

So if they are employed by you, what percentage of rents (this is excluding any repairs) does their collective salary add up to, and is it comparable to the 8% of rents that I pay for my long-distance property manager?  

Additionally, flips are considered inventory and therefore excluded from capital gains taxation (both short and long).

When we look at investments we exclude the financing cost when reviewing seller's financial statement.

Not really, one bridge loans are excluded and two, the empty house on the market taken as collateral isn't owner occupied.2 things needed to call a deal a financed transaction, 1. payment must be required in some manner that reduce the amount owing or a sale price; and 2. there must be some security arrangement on the owner occupied dwelling, a deed of trust or any arrangement that allows the lender to terminate the contract and retain the property secured.

Signs in our own yards are excluded to allow for garage & yard sale sign, free kittens, FOR RENT, etc.  

I'd be interested to hear what other people think about putting in window units for showings (and do you include them or exclude from sale?).