if there's no major rehab, it usually means you can't buy it at a deep enough discount for a BRRRR to work. 

When evaluating a property management company, it's important to look beyond just the management fee and consider the full scope of services and costs involved.For example, at our company, we charge a 10% monthly management fee, a $250 lease renewal fee (unless it’s a takeover tenant, which requires additional effort to establish a strong relationship - because usually people are changing pm companies for a reason), and the first month’s rent as a leasing fee.

I'm with you that sidewalk slip and fall litigation may be less likely in the Midwest than say Mid Atlantic which tends to have more litigious cities but dismissing premises liability issues can come back to bite an investor and when these properties have such razor thin margins that an investor must consider the cost benefit analysis of safety against ROI, there is a real estate issue and is usually a losing proposition.   

Broker fee on that loan size is usually 2.5-3 points.

Usually there's a lockup period (often three years) in note funds, so you can't use that cash to do direct note investing.  

For me, this is just a few extra bucks I have to pay to the CPA industrial complex.

You should consider consulting an attorney.I've consulted an attorney, they usually like to handle the case in court and not advise on intricacies of how to negotiate a cash for keys arrangement. 

The umbrella is a good idea as they are usually not too expensive for the amount of coverage.Get a good STR policy.

Have an owner's closet, where you lock up your extra inventory so the guests can't use it. 

Usually when I close on a house, the insurance company sends out somebody to do a visual inspection.