I will update the calculation and publish here my next iteration. 

Not that you can't do it @Eric Bennington, but what is your reasoning for selling the LLC? 

I have landed on one provider that has worked with me on a couple of iterations of my insurance quote.Here is the info: I am under contract for the property at $340K, pending appraisal this week.The original quotes I got back were for replacement value of $550K of the property, with a $1K deductible.Equipment breakdown, sewer/pump coverage, business income coverage, and business personal property are all covered.The original quote ended up being much more than I had budgeted (~$450/month premium), so I asked the broker if he could get us down closer to ~$300/month.In order to get the premium down, he raised the deductible to $5K, and lowered the replacement value to $415K.My main question is: how important is it to have the higher replacement value covered?

Pros: No debt on my personal debt report, income still records the same, agility to move quickly on the first purchase and slowly on the refi, less personal risk, very clear delineation between personal and business assets in the event of a lawsuitCons: A slightly higher interest rate, a one-time headache of paperwork to refinanceI see the pros far outweighing the cons, but don't think I've thought of all the cons.

@Scott Jean Philippe, Usually the rate difference from personal FTHB to investment loan is about .5%. as it has been re-iterated here, you can capitalize on the fact that this can count as your first home and lock in that lower rate. 

More about me - I started a year ago in REI and I read a lot of books and papers on remote RE investing, demographics movement across US, asset protection + listened to every single podcasts + analyzed 100s of properties and then created a system or framework for investing after many iterations.

What you may find can surprise you or can be discouraging, however, it is imperative that a logical, calm, and deliberate path is laid out that is agile in nature in order to minimize or maximize losses or gains respectively. 

Apply the 80/20 pareto principle - but after several iterations - not 80/20 but 96/4 or even 99/1.While working a full time job, I bought two SFR in 2013 and continue to grow up to 12 properties (13 units) in 2017.   

We have active investors in our company who hold us to standards of service and success--our resources are 100% focused on iterating and improving our product and while I won't say it's perfect now, I firmly believe we are on a track to set a new, higher, standard of service in the property management industry.To your point on the law for WA state contractor warranty--you may be correct in that but I just checked with some of our vendors in the area and it seems that for small maintenance or touch-up projects, there is no warranty length required by law.

Through constraints and availability and life "created" our business plan.Honestly I love our agile family homes.