One long-shot option is to offer a lease at something like $1,300. 

Steadily has their own product (with multiple writing companies) and then they offer policies through other carriers just as an independent agency would. 

Hi Jonathan,Jay’s Fencing (209-847-3992), Elite Iron Fencing (209-968-6685), and Fletcher Fencing (209-662-8298) are solid options to get bids from and compare.I also offer consulting services to help clients navigate projects like this—whether it’s evaluating bids, ensuring the scope of work is clear, or helping you avoid potential issues during the process.

See what other controls they offer.  

Rates are usually in the high 8s or low 9s, and you are likely going to pay 3-4 points for these loans. 

It depends on your financial strength, the quality of the property, how many properties you own, etc.I like to start with one significant expense and three months of vacancy.

Here's an ideal PM contract: The two keys are: The PM is incentivized to make you money, not charge high fees, and is contractually bound to provide reporting that you can understand in a timely manner. 

I guess my question is this: is the very low cash flow (due to my low down-payment and high interest) going to improve?

Please advise.ThanksMelAllstate: They offer a range of property insurance options.Farmers Insurance: Known for providing various insurance policies, including for rental properties.Liberty Mutual: Has a presence in California and may be able to meet your needs.Nationwide: Offers property insurance and may have suitable policies.Good luck in finding the right coverage! 

I would highly encourage paying a GC to walk deals out the gate, have them give a scope of work so you can see what items costs.