I am also including the taxes and insurance while running the numbers.

Collectables and life insurance is a no go and in a nutshell you and your spouse can't personally benefit from any investments owned by the retirement account.

I don't know if it is the same in the US, but in Canada you also have to get mortgage insurance if you put less than 20% down and that insurance ends up costing you as much if not more over time as putting 20% down.If you have a lot of debt, you are wise to pay it down and start saving now.

It's frustrating, but with low taxes, relatively low insurance and no mortgage payment, I am flowing about $12,500 a year just from that one house (less than 5 year ROI). 

What does it take as an insurance agent to become a referable partner with loan officers?

I may have to make some friendly threats that I can do things to make the price go up (like get insurance), and hopefully it’ll motivate them to redeem.

Make dang sure your insurance policy will cover it and ensure that you're protected.

Look not only what it would rent for, but focus on what the net income is after mortgage, property, taxes, insurance, etc.

Moreover, Kentucky generally boasts lower property taxes and insurance rates compared to many other areas in the country. (2020) #3 Cities with the Best Work-Life Balance, SmartAsset, (2018) #3 Best City with the Highest Salaries and Lowest Costs of Living, GoBankingRates, (2018) #1 Most Affordable Cities for an Early Retirement, SmartAsset#3 AppreciationLexington stands out as one of the few cities in the nation with an Urban Service Boundary (USB).

After taxes, hoa, mortgage, insurance, I end up with slightly negative cashflow.