Housing is a major item in someone's life, and is a commitment (you're not just leasing a car, or something).  

Cash flow, we don't buy any properties less than 50% of what they're worth, all our properties we own make positive cash flow in a modest way and these tow items are deal breakers if they don't pass that's test for us on str.

Gap funding usually requires collateral and or pledging of other unrelated assets. i don't like leveraging those items and are typically a oxymoron because if you have those assets and dont have cash you essentially get into a leverage position you dont need to be in.having a asset that can be pledged for a gap loan without cash to me is kind of an oxymoron in itself just my opinion. 

In my eyes the downpayment/closing cost/upfront money is worth 50% of a residential deal, and all of the other items that go into operating that property (i.e.

Specifically, key items will be pre-empted to the state level and new ordinances limiting rentals cannot be approved unless they were in place prior to 2014.

I can't really speak to the insurance, but I'm sure an umbrella policy will cover most items.

With these items, we may be better to help, also like someone else said a house hack at 95% LTV might be tough depending on rents/PP. 

Some items of info that will help the agent quoting:1.

do you have quotes for those items? 

As segregation takes items into account like appliances, roof, building material etc.. would it be okay to estimate below: >> 500k property value (150 land+350 built), can provide around 80K in max deduction on year 1 ?