@Jason Bott, my agent is able to find us G/L coverage as property managers as well as general contractors insurance but it is only in the surplus lines.

I would just make sure you actually have a surplus in cash flow.

Some factors that can affect rental rates include:Economic conditions: During economic downturns, demand for rental housing may decrease, which could lead to lower rental rates as landlords try to attract tenants.Market conditions: If there is a surplus of available rental units in a particular market, landlords may need to lower their rental rates to compete with other properties and attract tenants.Property location: Properties located in desirable areas or with desirable amenities may command higher rental rates, while properties in less desirable locations or with fewer amenities may have lower rental rates.Property condition: Well-maintained properties with modern features and finishes may be able to command higher rental rates compared to properties that are in poor condition or have outdated features.Competition from other housing options: If there are other housing options available in a particular market, such as single-family homes or apartments, this can affect the rental rates for housing units.Overall, rental rates for housing may fall for a variety of reasons, but it is difficult to predict with certainty when this may occur.

A friend wants me to look into community land trusts. I have no idea what either is.

Appreciation: the market values are decreasing in the places where there is surplus, in some places people may not even want to sell in this market, hence the prices in those areas will continue to be lower by little. thinking like investor: you cannot replace your job income with 1 property, probably you need more under your belt, but to be in that position 3-5-8 years down the line you will need to take these properties and rent them out. so as a matter of time all these 4-8 properties will cease their mortgage and then start cash flowing upto your income levels. this is not just an incentive to start investing, but think of long term big picture. i am in the same boat as yours.

you don't know this ratio, but lots of doors available may meet surplus of inventory and you need to consider a plan change?   

You would be farther ahead to invest first, house hack or simply invest and keep on renting, till you have enough surplus income to throw away on a personal home.

{Note: this has happened to us twice - typically we are able to set the monthly rate such that the account ends-up in surplus.

Other than that, it's just general research and following news channels for things like I was saying: new projects coming to certain communities, how those projects are going (progress, hold-ups etc), additional influencing factors like covid, or rental shortages/surpluses, rising or falling prices etc.

Most of the surplus line carriers denied her.