Insurance doesn't cover anything anymore and we can almost just pay for all damages with the money we spend on it! 

After several hearings, we reached an agreement: both parties agreed that if the tenants applied for government assistance to cover the overdue rent and committed to paying rent on time going forward, the eviction process would end.

I got more than enough up front as the non-refundable Option fee to cover all expenses and rents and to get a judgment against the Optionee.

It doesn't add layers of physical damage coverage or cover things that wouldn't otherwise be covered.

Also note that my company will possibly either cover closing costs if we sell or provide property management for two years if we rent.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

That can be a draw back if the market is on a mad run up tho.Also, I would always have enough in a heloc to cover your 401k loan in the event of job loss or if you quit your job. 

So now we cover utilities for both units and the new tenant pays a higher amount too on the back unit to cover all the utilities with a great profit.  

Have you called the housing authority that covers this property to confirm the max rent based on the # of beds?

They get a higher return since they are covering housing cost, have the $250k per spouse primary residence deduction in gains, is a savings account, higher leverage position, lower interest rate possible, will pay more premium for location, etc.House might be overpriced for REITs but not for home owners.