Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

Does anyone know of an online insurer that will write specified actual value policies that would allow me to choose the actual value that is adequate for my program?

Once approved, it shouldn't matter if their rent is paid by them, their wealthy uncle, an employer, an insurance company, or their sugar daddy.

Zillow will also offer climate history of a property alongside custom tailored insurance policies and carriers. 

Also it would mean I get a different tenant pool for example travel medical professionals, displaced people due to insurance claims, digital nomads, etc and I really want to expand my knowledge outside of long term tenants and challenge myself to have a diverse portfolio of real estate! 

But, currently looking around the Saint Cloud area where I could do room rentals for college students or into the twin cities area, but the property insurance and taxes are a lot higher there. 

A high-quality tenant typically has a stable income, good credit history, and positive references from previous landlords.

Investors can move quickly on development and take advantage of the city's ongoing growth.Long-Term GrowthFlorence’s expanding economy and housing demand ensure long-term appreciation, making it a stable choice for both immediate gains and future value.If you're looking to invest in land or new construction, Florence, Alabama, presents a unique opportunity with affordable entry points and strong growth prospects.

so holding costs are interest on the loan, insurance, and any upkeep on the property. 

They often have no choice but to stay and rebuild with insurance money.