If you’re set on cash flow, you might have better luck looking out of state where your $30K goes further.

A company out of Canada I think that says they do placements for insurance companies for displaces families. 

I'm interested in hearing experiences on what companies or custodians work best, what pitfalls to watch out for, and any red flags during the process.

Unfortunately you;re in a Blue and tenant-friendly state, but you knew that when you started out.

Does anyone have recent experience in markets in any of these states they can share?

Any recommendations As Chris stated, many of us here would be happy to help! 

One of the reasons we have such a high success rate with navigating a state that so many say is not landlord friendly is because we know the areas to go to and the area t avoid. 

She then stated that when it becomes active income it is subject to the 15.3% self-employment tax.

Not one single example, yet everyone pushes it like it's the ultimate protection policy.As stated above, the best protection is to follow the law, treat your tenants honestly, and document everything. 

My realtor stated I may not have enough cash to cover rehab cost after selling.