I understand I can increase liability in each individual landlord policy, but one single umbrella policy is much more cost effective when I have multiple properties.

One think I sometimes try to remind people is that EVERY APPLICANT qualifies for a rental!

Seller understands the house must go in order for the land to be worth anything).

More than likely the PM wasn't aware of the costs as most PM's don't understand project management.

A sign doesn't draw people like it did 10, 20, 30 years ago especially in a more rural setting with less people driving by to see the sign.

Start by deepening your understanding of CRE fundamentals, including net operating income (NOI), cap rates, and lease structures like triple net (NNN).

We're new to real estate and would appreciate advice on our current home in Texas and our future place in Oregon.We love our house in Austin and aren't ready to sell, but as a long-term rental, it would yield (from what I understand) negative cash flow, covering principal and interest but not taxes and insurance.

Being a broker myself, I can attest to the incredible value you can bring to clients by understanding not only the brokering side of things, but the application of those funds. 

The process can vary greatly so it's important to understand it and ensure it works for you.

Quote from @Matthew Paul: I understand how businesses work.