It’s hard to “optimize” a policy for a child, but the cost of insurance is so cheap, it makes a ton of sense.

I collect tobacco cards so I am familiar (my first few rentals were partially paid for VIA my sports card wholesaling business). 

Unless Uncle Sam has collected his and the income has been federally declared, it does not exist in the STR world which is why you are having an issue using it now.

I'm looking into REIPro as well, but from what I can tell it's all about pulling lists, sending postcards, sending offers, tracking campaigns, collecting information from sellers about properties ect but I don't see anywhere that landing pages or a website is included in the package.So what is everyone using for that portion of the marketing... 

I've had my share of low income experiences to never ever rent in an area where I have to collect my rent with a baseball bat unless a unique section 8 opportunity. 

Price optimized comps usually have occupancy around 70+% depending on the market.Projecting revenue is a bit mindbending, especially after 2020/21 when consumer behavior was very abnormal, but don’t let that scare you away from making a great investment - underwrite conservatively and you should do great!

I frustratingly see so many deal offers, particularly in Multi-Family space, where GP/sponsor is putting nothing or next to nothing into the equity portion and is collecting 2-3% acquisition fee/ 0.5-1% loan origination fee/ 1.5% yearly asset management fee/ 1-2% disposition fee and then 50/50 splits to 60/40 splits over fairly modest hurdle rates of like 14-15%, and it seems this latter structure incentivizes GP to take more risks particularly with debt options.

I let people know upfront what is the required minimum monthly income, what is the total required move-in money (I pro-rate the second month), length of time on job,  no accounts n collections   etc.   

For example, since HUD only considers the highest net, by forfeiting my 3% , my bid of $97001 beat another bid of $100000 with an agent collecting 3%(Simplified)

Should I hire a collection agency?