The lower the insurance cost, the less likely a natural disaster is to occur.Low operating costs.

I would like to buy my investment property through my llc, and use the money to pay off my primary residence.

@Jose Saladin you will likely not get a CO (certificate of occupancy) to be able to legally rent this out.

I liked doing it when I was in Hawaii doing showings.

It sounds like you're in a solid position, and taking the time to stabilize before moving on to the next deal is a smart approach.

It more likely may be found with a local investor/teacher doing “hands on” mentoring himself and not through an organization run like a production line. 

@Christina Galdieri A 1031 exchange cannot be used for the sale of a business itself, as it only applies to the exchange of like-kind real property used for business or investment.

Like any tool, you have to know how to use it correctly or you could get, "injured".We use it to quickly sift through multiple options - and that's about it.BP has a Rental Calculator that includeds everything you are asking about: mortgage P&I, property taqxes, home insurance and percentage for maintenance & vacancy.It also includes Cap-Ex percentage, but in our experience it's a waste of time to worry about this.

Like @Tim Ryan said above - maybe someone else brings the cash to the table.

Together we make about 120k-ish and as were doing this, were actively paying down our credit card debt which together is about 20k at the moment, just fyi.I feel like this is a solid plan, but I'm not too big headed to admit that I don't know everything.