I had to have Anderson re-do one of my LLC's from the other guys to save me money in annual state fees ..I look at it this way, as long as my business/investment income covers the costs I don't have a problem paying for reliable - worry free information and work.

If all your concerns are covered, do the numbers still make sense or should I see something else?

Guests cover the cleaning cost.

The sale proceeds likely won't fully cover my loan.I have a few questions: What documents will I need to complete the buyout of the first lender?

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Investing is different from speculating, in that it’s data driven and therefor predictable and you have factors that play in that covers your downside and strengthen your chance of upside. 

That said, if your insurance doesn't cover certain breeds, then you need to deny those breeds - until the law is changed or you find a different insurance provider who will cover them.There is definitely a law about dog bites, though.  

Moves risk to be financially covered by insurance hypothetically.

Assuming you don't have a mortgage that requires a certain level of insurance, you can get a stop-loss policy covering all the properties. 

Get a good cap rate basically covers your financing and ideally 20% more for maintanance, prop management fees.