I’m just worried it won’t cover my cost to pay my lender back for the flip and I would have to come out of pocket or sell the house for minimal gain. 

Here's a picture of a duplex - each side is a 2/2 and 960sqft. 

The tenant will get their insurance that covers their stuff.Thanks

Also, what I’m asking for will cover all expenses while still meeting here investsmwnt goals.  

I will post the before and after pictures, hopefully it can help anyone starting this journey, we are new investing out of state but NOT new to handlining construction project out of state for clients, looking forward to the challenge!!!!

By writing and signing an agreement that covers as many potential issues as possible.

This one is available online for free at nfpa.org.Much of what's in these docs doesn't apply, because they cover a LOT of ground. 

It's 750 sqft and I'm trying to get a tenant to pay 2750 which will just barely cover all the monthly expenses and utilities.

Right now, there's not enough "room" in rates to cover those hits so borrowers would pay discount points to cover them.

Picture the economy as a 777 happily flying around.