Sorry for the spelling on your name Meredith, I didn't catch the auto correct!

To determine cash flow I always subtract the following from my Gross monthly income: Insurance, vacancy, maintenance, mortgage, management, taxes, utilities, capex.  

Is anyone using Shelter Insurance for rental properties in Oklahoma City area ?

@Tom Gimer - a comment I want to add is I only buy notes which have title insurance and the sales contract from the seller also includes language that the note is a first position redeemable and valid note.

Well, we have no idea what their contract said about insurance but usually the buyer is responsible.

You absolutely want title insurance, many people never do the probate thing completely right.

I sent the $2000 cleanup bill to the tenant for negligence and she is refusing to pay claiming that my homeowners insurance should cover "old pipes." 

That's gross rents, you need to account for real expenses, like taxes, insurance, PM fees (ours is 9%), etc.

Did the new owner purchase title insurance?

Does having an L.L.C. generally result in higher property tax and insurance?