That's $1680 per year for QBO, plus my Bookeeper at another $500 a month to log monthly statements, break down loan payments, and reconcile.

I have preaproval for a 250K loan now.

Maintenance/cap ex, insurance, if a rental PM, bookkeeping, misc.The fact you have a loan means 1) leverage 2) equity pay down.In addition, there are tax benefits.So I will do some rough underwriting as an OO non-rental at 95% LTV (because FHA has some undesired consequences that make the 1.5% difference in LTV worth avoiding the FHA).equity paydown: 20% (using OP interest rate at 95% LTV and not counting closing costs). 

Many companies have left the state entirely.Insurance is a simple math game. 

I called my local insurance company, as well as two major companies and was told "good luck." 

Last property I bought had 8-9 offers.New York has a lot of downpayment assistance grants and loans. 

I am also wondering if anyone has any expericene with smartcoin box company?

Depending on the type of commercial you want to get into my suggestion is to go work for a company that does commercial real estate as learning from people who do it and getting paid at the same time is not a bad strategy 

I would like to continue using my excavation company and network of contractors as a vessel to push deeper into this realestate thing.

Rates tend to be 25 to 50 basis points above commercial (5+ unit) apartment building loans, and 50-100 basis points above residential (1-4 unit) loans.