Most of the ones I bought had existing tenants and almost all were paying below market rents and way below market rents.

You've probably seen some of these before - basically, it's a visual representation of all of the materials that you'll be using for each room inside of the house.

@Joe Villeneuve around 300K of equity in the houseSell the house, take the equity, spend it or use it on your next house where you are moving to. 

Based on your current assumptions, you would be paying $1,229 per month out of pocket, leading to negative cash flow.If you’re house hacking and living in the property, it might still make sense because you're paying for housing anyway.

Quote from @Scott MacComb: I am doing my first true house flip (have remodeled plenty of houses for rental) and am trying to figure out a contract to use with a new general contractor whom I have not worked with previously. 

That alone was the biggest improvement for my business practices and allowed me to take all of my bookkeeping in-house and eliminate the expense I was shelling out for a bookkeeper.

Do you have any equity in you existing home (if you own it) so you can leverage a HELOC to use as an emergency fund?

On the MGA side their in-house product is assigned to a different writing company depending on the state and risk. 

I was able to get a private loan which I used to purchase the house then I used my own money to rehab the house.

I live in Tacoma, WA…a lot of folks don’t want to deal with having to learn the local housing laws.