What is the cost of insurance (moderate) and what are the high risks (fire and earthquake)? 

You could always ask a moderator for clarification.

Similar to minors not being able to drink alcohol, purchase pornography or sign legal contracts. 

There will be light to moderate reno's on each unit and every unit will be rented out before sold(PM will be handled by smaller PM's and not in house) and I will be incurring the costs of renting the units out so we can truly be turnkey.

Given that you are a new investor, I would suggest a more moderate market in the B/C level range.

I have a moderately upscale single family rental house in a desirable neighborhood.

I've never lived in the Northern United States, but I would assume that their cold winters would have a higher maintenance/upkeep cost than areas with more moderate climate conditions.I doubt that there is any one state meets all of the above criteria. 

Consistent returns over a long-term period (low-moderate risk in my opinion)2.

SO i've heard....They do moderate rehabs, carpet, paint mostly.

Hubby says they make enough money but just cant figure out how they get/got behind.. to me its basic math to others its a challenge and we know that 2 to 5% of borrowers are challenged this way and go into foreclosure for a myriad of reasons some is legit.. loss of job  health etc.. but many is just mis management of income to expenses.Consumer debt for these folks is what I came to believe is the real killer.. too easy to buy expensive cars too easy to buy motor homes and campers with the 20 year payments.. boats etc.. or just whipping the credit card out .. renters it seems are more human condition.. drugs alcohol  baby daddy broken family stuff .