I would also send the insurance company this same letter and tell them they are going to be responsible for the cleaning and repair cost.

Quote from @Celli Mowery: As a BP binge listener, investor and agent, I'm curious why smaller areas of Kentucky are not receiving focus with their low land costs, & lower entry points?

I bought 14 houses basically for free by harvesting the equity in my houses by doing 5 cash out refis.

They use leverage in some of their funds, which can increase returns, especially if they have a low cost of capital (but potentially increase risk and trigger UBIT issues).

Multiple people including myself have tried to caution him of the the true costs but he's been repeatedly dismissive and has made it clear we give him motivation and he wants to prove us all wrong (whatever that means). 

And yes they pay 60% of your Mortgage.Open to share ideas any time we have a free network to meet like-minded investors in Miami.Luis Maqueira 

I believe each can give a free trial

You would need an extremely high grossing property under market value on a something like a 5 year lease to profit, and you probably will not profit after startup costs until Year 2 or 3.Do not even think of trying it with 1/2 bedroom apartments or condos nor 2/3 bedroom homes. 

Figuring out the true cost will heavily depend on the type of dig down, depth, and total square footage. 

Plus  2 years free property management.