Make sure you have good insurance in case she burns down the house.

And that was before taxes/insurance, etc.

My holding costs include $500 rent per month, insurance, and taxes.

Something to consider: Financing, contracts, title work, insurance, bookkeeping, taxes and returns can be overwhelming even when personally making a purchase let alone in an LLC when starting out.

They finally send someone back out to look at the property again, and this time they tell me the basement had been flooded and there is mold growing up the walls.I'm not real pleased with how the PM treated things, but now I need to deal with insurance.

With taxes and insurance alone, and a property manager (10% of the rent), can you still cash flow this property?

The first house the insurance company noticed the dog when looking at the house. 

She understands she will have a late fee, but I also called to confirm her insurance is current (required in the lease), and find out it was canceled months ago.

I know an insurance broker already who could assist us.

Don't focus on the overall price as much as what coverage you are getting.