If you want to get a clue about places to avoid investing look at states where insurance premiums have jumped or where homes are uninsurable. 

These should be reflected in the purchase price or negotiated as part of the terms, such as the seller carrying some of the renovation burden.Use seller financing to your advantage by proposing a price closer to $225,000-$250,000 with terms such as 20% down, a low interest rate (4-5%), or interest-only payments for 3-5 years, with a balloon payment once renovations are complete and cash flow stabilizes.If the seller is firm on price, consider negotiating higher down payment terms to reduce the financed amount, paired with interest-only terms or a price reduction tied to renovation milestones.Key questions to address include the condition of the septic system, which can be a significant expense if it fails.

Though I'm in sure what the trends have been in TN over the last couple years.

Did the insurance get cancelled in this case. 

Check out The Ultimate Guide to Grading Cleveland Neighborhoods to get a firm grasp on why that is.

.- Tell them they'll have to provide you with a copy of their renter's insurance naming you as additional named insured, with a minimum of (I use $300,000) liability insurance, also before they move into the unit.It's not perfect, but it's a start toward a tenant transparency.

Go after attorney's insurance. 

We also own an accounting/payroll firm and have a lot of MHPs, residential communities and apartment complexes as clients and have seen this happen a few times. 

The patent on the 30 year with taxes and insurance was 3900 or so.   

In my home market of Florida, our insurance rates have made it much harder to have positive cash flow on a CRE deal.