I am finding even though you dont really hit the rules that are on BP. 1%  2% was 10 years ago.no income tax. and property Taxs half or more of other markets so cash flow is not as bad as some would think when you add that all in. plus late model houses which are all built with stucco siding and tile roofs and NO hail  and desert landscaping and soil that does not move..

My rental property has hail damage but my claim was denied.

This regarded hail. 

They will be looking for you.All Hail the MSOOTKAUG!

In the due diligence period - my awesome agent & partner Corby not only handled the 1031 but got me a free brand new roof on an insurance claim from previous hail damage prior to closing.

Do you get nasty hail storms?

Professional Property Management is no different than insuring your property from fire and hail, insuring your car from major accident, having medical insurance, it's a minor cost to assure you won't have to incur a major one. 

In Texas, your insurance will only replace your roof if it has hail damage.

I suspect anywhere in Kansas will be similar (because wind and hail are two of the top drivers of insurance claims), but it's worth sleuthing out since things like these are silent chokers of your returns.All other things equal if you can buy and hold in a market with lower taxes, affordable insurance, and more ideal landlord-tenant laws that sweetens the pie :) 

I do have a 3 unit building on a main st. in a small town and ins. for that property is $114/month.My insurance guy has always used the hail damage situation.....replacement coverage would get me new roofs while cash value policies would mean a big out of pocket expense.