Geez  I would be talking to your HML right now as I doubt they want to take it over.and try to get a workout with them ASAP.. sounds like its going to be  a loss anyway you cut it and I have to think you put up cash for a down payment as well. maybe someone else will have some pearls for you.Wholesaler is going to low ball you for sure.

You can try to talk to the seller about private financing and see if they are willing to play ball. 

You can get the ball rolling using his techniques/ideas and then make sure your next purchase is in your LLC.

Weekends brings in people visiting family or going to a foot ball game and week nights is mostly contractors or other blue collar groups needing a place for the week that is nice but cheaper than a hotel.

The irony...the party of tolerance being intolerant. insurance is always a bouncing ball.. my insurance in Lake Oswego and we have no fire risk other than normal No weather risk  just risk of winter gloom and depression. 

The experts at BP were my 2nd stop as I wanted to confirm my calculations and assumptions on expected returns were in the ball park.I've been a member of BP for a while and you've always had great input.  

I will reach out to the Golden Bear Insurance on Monday.

One of my walls is load-bearing but I don't think we have any ducts in it so this will give me something to spit-ball with!

FL appreciation - property is still fairly newish and don't want to miss out on potentially solid capital appreciation in next 5-10 years - assuming that happens-Other caveat is ability to sell in coming few months without paying any capital gains taxes, which will not always be the caseThere is no crystal ball, Appreciation is/was the goal but who knows if that will happen and at what rate realistically with increasing costs of ownership here.

I think you are in the ball park with your assumption on 2% rule in the area.HOWEVER... my rehab costs far exceeded what I was budgeting and built into my UW.