Insurance is definitely an issue there, and will continue to be.

In our market it is important to make sure they are a licensed broker, carry adequate GL and worker's comp (and name you as additional insured).  

I also assume you have homeowners insurance rather than landlord policy which is invalid if you’re not living there.

(Insurance, Loans, Zoning, STR, ADU's, ??

[1]    You might want to think about opening 2 FDIC insured savings accounts that have no fees.

I'm also having issue with no onsite manager, but in regards to insurance. 

If I paid cash for this property, the HOA + Insurance + taxes is around $500 / month. 

I understand that I need to account for taxes, insurance, and other costs—Should I go with a LML and then do a refi later on?  

. - Taxes are on the higher side at $6,000 yearMy Numbers: $115,000 putting 20% of my money $23,000 and finance the rest with total expense of $1,834Monthly expense numbers: Future Maintenance 13% $273 - Vacancy 5% $105 - Property Insurance 5% $105 - Property Taxes 23% $500 - Property management 10% $215 - Office/Travel/Legal 4% $84 - Mortgage 26% $552 - Monthly Cash Flow - $316 per month or $3,792 per year so Cash on Cash = 17%I think this looks like it is a deal worth doing and I also believe I can bump the total rent up by $50 each tenant which I think make it even better.

So I proceeded to pay for four appraisals that were like $800 apiece.