Regarding insurance, i would recommend working with an insurance broker (happy to DM you the one i utilize) and they can shop for the best one for your rental. 

She is $50/hour and has spent a considerable amount of time getting my books straightened out to utilize Quickbooks.

Well, I list a few reasons:  great teaching style, comprehensive beginning to end explanation, excellent customer service, live-time reviewing of training, a 40K forum. 

Even if you prefer not to include any utilities often as a landlord you are better off including utilities provided by the municipality.

Go conservative ) - Holding Costs (loan payment, utilities, insurance, etc) - Rehab Costs (you will have a good handle on this) - Closing Costs (you will pay closing costs on both purchase and sale of home)  - Profit (minimum you would want to take on the risk.

In Colorado, we also have the HUD FMR but each PHA will publish its own Payment Standard and Utilities Standard for what they are willing to pay on a voucher. 

I utilize these products but more for commercial multifamily where they build in an interest only period, 30 year amortization schedule, and the bank funds as much as 100% of the construction costs.

Banks and institutional servicers are not usually willing to get involved and assist customers and stick to the servicing agreement to the letter to avoid liabilities, and that makes good business sence, but we adminstered deals that were underwritten and failure was not an option!

You will need a zoning permit, possible streets approvals, utility plans, excavation plan, building permit, MEP's, then sub contractor permits for all of the MEP's.

By your own admission you don't have a budget to utilize some of the more expensive marketing systems.