It's interesting how everything will play out, I actually don't expect significant rate cuts until next year but who knows.

Along with risks of natural disasters some areas of the country are also more litigious or even have more uncertain jury pools and that can also play into insurance pricing.

Thanks to zoom, many musicians are teaching lessons online so they have a wider audience and can operate from anywhere. 

I'd attack the credit report :) 1) lower (pay down) whatever accounts have a high utilization percentage 2) contact each of 3 major consumer credit agencies and get a free report, then dispute every hard inquiry that is *NOT* associated with an open account 3) call the credit cards you already have established and ask for a credit line increase -- often can be done online and they do not verify income, hint hint. 

Quote from @Andrew Burrell: You can usually set up an LLC yourself or use an online company that is inexpensive.

There are dozens of metro area which all have different dynamics at play.

Online you get pitched way more than you get connected, although you can make great friends here.2.

I own/operate over 150 units in Pittsburgh and you can find every sort of real estate investment play here.

Of course, I had learned to play by the rules a little better by then. :)

hold some of that initial 100,000$ for reserves. if you spend it all and something goes wrong you wont have time to accumulate profit the first year to really afford to fix anything. then you'd be dependent on personal income or another loan to fix the issue if one arose. play it slow and safe at first while you figure out the game and take some initial hard knocks that are bound to come.