If tenant does not like the truth, we have records of when they paid, the condition of the unit at move-in and move-out, the record of security deposit deductions including photos.if a tenant wants to sue for the truth, I consider it a cost of doing business.  

Why would you give them free rent with they still have full access and use to the stove, refrigerator, walls, closets, flooring, roof, garage, lawn, etc.?

Most of the cost associated with attorneys is filing fees and service. 

Its not unusual that your insurance premium jumped, but I’m wondering if the jump was so drastic only because you switched to a landlord policy, or if its because your insurance policy is renewing and taking into account increased costs of labor and materials.

Yes John, this is simply the purchase and rehab costs as my "cash invested".

First time poster with a 100% LTV deal below a lender's cost of funds for a Fannie/Freddie deal.

Chapter 11, "Hone Your Skills" section has this practice question: "What is the IRR of an investment that costs $75,000 up front, earns you $22,000 per year for four years, and then generates $115,000 at sale?"

Any other closing costs or fees or charges I have to consider. 

Not just working for free, but paying to work. 

Feel free to send me a message if you have questions, but in case you are interested in learning more about the private lending process here is a link to the book: https://store.biggerpockets.co...