I evicted non-paying tenants in March right before COVID.I moved their belongings (obvious crap, like 20 yo sofa or non-flat screen TVs) to the local storage (spent over $1200 to do that and notified former tenants properly) and started to rehab the house (spent $15k up to date!).

The cash flow I originally cited had this baked into the NOI, so it's still at $479/mo.

Agree, leave rent flat. 

When I went back into the calculator the insurance is seperate but on the PDF it appears to be baked in to the monthly expenses.

Either flat out tell them to move out (when contract is over or violated), or if they are only just super annoying, raise rent to the point where their frustration is compensated by the extra rent you are charging.And if they can get "way more" rent, none of my comment above matters, they should charge way more rent because thats the market rate. 

Renting a 2 family flat.

My existing two-flat back in Chicago, along with 25% down from my severance, helped qualify us for multi-family property here in California.

All of the problems that are baked into buying and renovating investment property are 5X worse when done from some other city.

Hi Dale,I bought a block of flats recently where one of the flats was partially renovated, and the rest completely unrenovated.The partially renovated flat definitely came in a lot cheaper to bring to finish, so you might be onto something.If you do like Dean said though and get a lot of thorough quotes you will know for sure and can't go wrong.

The fact we flat out tell them IS what makes them to prefer us wholesaling it.Then never just try to negotiate with the seller to the lowest number they would accept.It is all about YOUR numbers.