My basic understanding of insurance is that insurance is a waste of money until you need to use it. 

Ever hear Haste Makes Waste? 

When I went into the house after the A/C guys installed ductwork, there was exposed duct going through a wall about 3’ above the family room floor.

I have two exterior walls that need insulation. one particular wall has just the studs and the bricks behind them, so no way of putting sheeting/tar paper/vapor barrier, etc.so, i am thinking of just putting sprayfoam.is there a place online where i can buy supplies so that my contractor can do it? 

I don't really blame them for finding a loophole, but my understanding is the loophole was supposed to benefit real estate investors and now they may be screwed with a change in tax law.I get how carried interest works on Wall Street.

Two are fine but one needs work regarding the dry wall & bathroom tiling. 

Why waste your time building a SO CALLED TEAM?

If you can leverage up then 20 to 50 million is a nice business you will make about 1 to 2 million a year if you won the company.it sounds like you have zero experience so HML is probably far to risky .what I would do if I was you if you have a million or two .. use an established HML to place loans for you in their network and shadow it learn what they know and how they vette then after a few years go on your own.HML at the 100 to 200k range as an example is a waste of time not enough money in it at least for a business to eat off of.

With a rental.....and we mostly purchase failed rentals.....there is always going to be deferred maintenance and things you don't expect that lie hidden in walls or under floors.  

You will waste SO much time figuring out who peed in the pool or didn't pick up dog poop or didn't pull their clothes out of the dryer or who stole their such and such with a high maintenance placement @Huthaifa Afanah!