If it IS a separate bill in your area then yes, definitely include it as an expense, and the 'other expense' category would be a good place.You want to include ANY expense you might incur - I was watching a webinar last week from the archives and it was interesting how a couple things that I dont deal with; flood insurance, garage & water/sewer (tenants pay in my area) completely changed one of Brandon's deals he was looking at from pretty good to just break even. 

You have to take full advantage of the seven years you have until you'll have to start paying four-figure sums monthly for your own health insurance.

She never asked if it was ok and/or offered to give me the owner part of proceeds.

Then they'll leave during the summer when you can get plenty of demand anyway.Also, like you said, check with realtors, and check online for insurance relocation companies.

My question is what type of insurance do you have to protect yourself if an hourly worker is hurt on the job?

I shudder to think how much my insurance premiums are about to go up. 

If the tenant doesn't pay the rent when due for the last month immediately issue her a pay or quit notice and proceed accordingly with your attorney. 

I hope to take the proceeds from the sale of this house and roll it into rentals or fix and flips.

I'm curious what some of your minimums are for knowing when to proceed with looking at the property?

Everything from tenant screening, lease drafting, rent collection, compliance issues, insurance, evictions, rehabbing, etc.