I would encourage you to read this beginners guide from BiggerPockets, it's a good bit of information so pick and choose what you want to read or read it all.

If it does, but more money down, or forego appreciation and choose a stagnent market that cashflows.

Question: assuming an ideal brrrr that has all investment extracted at the refinance, why would you choose a low cost market over a high cost market?

HI @James TobinAs you get into the RE market, regardless of where you choose use this website as a good starting point to find out what the areas are likehttps://www.areavibes.com/Best of luck from Fort Worth 

Some, like ours, focus on offering optional services such as renters insurance or washer/dryer rentals without requiring tenants to opt into a full package.When choosing a property manager, I recommend asking about the structure and purpose of any fees.

They/you can't choose the carrier - their software assigns it.Fortegra is one of the carriers (paper in insurance parlance) that their product is written on.That said, Fortegra is A- rated I believe by AM Best so that isn't the issue.I'm going to take a guess and say that your umbrella is written with PersonalUmbrella.com (Markel) and they require all underlying insurance to be A-rated but also with an admitted carrier. 

I would advise finding an investor friendly realtor when you choose a market.

Question: why would one choose to build an ADU when existing structures sell for less than the cost of development?

You can mail them any of the following A letter explaining who you are and what you can do for them.A calendar with your picture and contact information on it.A bottle opener keychain with your contact information on it.A pen with your contact information on it.The area you choose as your target area should be a neighborhood that a lot of your social media friends and followers live or do business in.

Is there a reason you aren't willing to do your own diligence and invest on your own and choose to knowingly take a worse deal through a TK provider?