I keep wondering about insurance, vacancy rates, if tenant selection is a bigger/ different factor, terms of the tenancy and differences in opex and capex? 

There is a drop down with lots of options and if you select "no central heat/air" you can't get insurance from most companies.

Use some sort of app to record and track tenant communications.

If you call your insurance company, they should be able to sort it out and go after her insurance (assuming she has any).

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

More questions for those in the know:If I have $100,000 available to overfund such a policy immediately, and want that to substantially be the total of what I put into the policy, what sort of policy size am I looking at?  

I have to remind myself of this whenever I’m sorting through bids! 

So we have gifted nieces, nephews, family friend’s children money for their college fund, and some select charities.my son recently has talked about a few paths in a couple months: 1) green peace 2) continue formal education in Europe (he is fluent in German and has some Spanish but can pick up languages fast - he got this from my mom (skipped me)) 3) RE investor, but he does not have an understanding what it means to be an RE investor.  

I would do your due diligence, pick a few markets and start networking within those selected.

Is it only offered in select states?