Hit rate should be in the 90% for home owners.

Don't expect Jack and Jill homeowner to seller finance for you. 

(Insurance, Loans, Zoning, STR, ADU's, ??

Yes, you can deduct related expenses including gas, loan interest, insurance, etc. using the actual vehicle expenses method to deduct auto expenses for your rental or other businesses. 

Before you close, can the rent from your buddy and the midterm tenant cover your mortgage, taxes, insurance, plus a bit extra?

However, a different niche such as insurance placements, might very well be in the 70%~ occupancy level but the rents are going to be so much higher that the occupancy rate (comparatively speaking) is irrelevant.

Got insurance involved and use that money to remodel the entire inside, and add a new roof.

Prices are through the roof, Insurance cost have skyrocketed, maintenance cost are up a lot, taxes.

  @Steve Graves: It definitely is discouraging that the ultimate roadblock is there while home owners are footing all the legwork, money, time, investment and assuming all the risk.

It’s also worth verifying if Beaumont and Port Arthur have any specific contractor registration or insurance requirements, as local compliance can sometimes impact project timelines.