I am curious if anyone is willing to share who they use for insurance for their rental properties in the Kansas City area.

Anywhere you have low lying areas close to water you're going to have an added carrying cost for flood insurance (unless 100% equity).  

Income minus $400 for expenses (50% rule) minus $378 (P&I, insurance and taxes) leaves a pitifully small $22 cash flow.

@Abdul Azeez, I think that the problem is that you are stacking the deck against yourself trying to do all of these things on your first deal:1) Purchasing the property from an online auction site / bank, which is notoriously tricky even for the experienced investor, due to their proprietary contracts and minimal due diligence period and strict deadlines.2) Working with a new contractor that you haven't used before, or seen their work before, and who may not be used to dealing with investors.3) Trying to get conventional financing on a property that has a short closing time and where the mechanical systems cannot be tested.4) Working on your first deal by yourself instead of partnering with a local investor who can guide you along, or at least a mentor who you can turn to with questions.My advice is to make it easier on yourself by considering buying a property with a standard contract and longer due diligence period, network with local investors who can provide you contractor contacts and also some guidance, and consider using private financing or hard money instead of bank financing.In my opinion, buying from the online auction sites is a more advanced strategy that you can use once you are able to ballpark construction costs yourself and/or you have a trusted contractor you've worked with before and/or you have private financing or hard money set up so you can close fast and/or you can purchase the property without interior access and hope to get lucky in terms of condition (but still buy at a price where you are comfortable doing a full rehab if necessary without losing much money) and/or you are familiar with agreement of sale contracts and closings in your state so you can assess the risks of using the bank's seller-friendly contract.You're already doing the right things by asking questions on this forum, and taking action.  

They seem to give me the standard answers.

Hello All,Currently I am employed at a insurance company in New York City.I"ve been saving my money for a a year now hoping to get into real estate investing and stocks.

Does anyone have recommendations as far as a GREAT insurance broker in the Charleston area?

The numbers of a average deal they got is:Rent: 925Annual taxes: 847Anual Insurance:  455Property management (via the TK company): 10%The property will be fully rehabbed, however, with the financing provided I am just not able to make any numbers work.

The insurance policy must also list the seller as a payee, just like a bank loan.

It helps to have access to many people with resources of information and my time spent as a finance and insurance broker around the country has done just that so I enjoy a good peppering of questions.