I have always had an interest in flipping houses because I get really excited to see run-down houses, walk through them, and come up with a design plan.

Have you sent your material list to a supply house to be quoted, have you arrived at a quote with your subs?

State Farm just told me I have too many houses and have to move on. 

Save up more capital and buy an investment property or just house hack for a year. 1 year really isn’t that long and flies by pretty quick.

Memphis has a pretty affordable housing market and tends to offer solid rental yields, which might align well with your goals.Let me know if you need any more info or want to chat further about this.

Security Deposit: 2600Lease states no smoking/painting walls/no hanging things on wallsTenants have moved out and have left two truck loads of garbage to be removed.Damaged doorPainted walls which got on the ceiling and trim Lots of holes on the walls throughout the houseDamage from windows being left open constantly Weed was clearly smoked in the house (smell throughout the place) so we need to deep cleanWater bill wasn't paid so I had to turn back on utilityMissing keyQuoted costs:$450 junk removal (some furniture)$935 for damaged doors/windows, painting cleaning$30 for utility turn onTenants were only there for a year before moving out so a lot of this is beyond normal wear and tear. 

If you only have a homeowners policy, and something happens like a fire or a guest gets injured, and the insurance company finds out you're renting out the house, you're in deep trouble. 

I agree with @Nicholas L. regarding the house hack strategy. 

And they failed during the housing bubble. 

Away from the coast, no hurricanes, fires, floods - we don't even have snowstorms anymore.People can deny climate change all they want or blame it on sun cycles, and frankly, it does not even matter, the reality is that insurance cost will force the issue.You can try to rebuild and you can put houses on stilts in flood areas, or fortify them against high winds and fires, but that makes it expensive.