However, with alot of the HOAs covering utilities with insursnce included and the fact that at these prices we would likely pay all cash going in, at monthly costs of about $750, we should be able to justify rents over $1000 and even higher numbers with short term rentals.

At least it would cover the mortgage and some extra cash.As a side note, I couldn't make it work with an FHA because they required termite remediation (houses in LA are old) and the seller didn't want to wait (she wanted to cancel our deal).

I used an FHA loan with 3.5% down and have renters covering the full mortgage. 

If so, are there any other charges the investor covers at closing?

Not sure who you're using but I have a mix of State farm & Foremost policies, State farm for me is about 30-40% less with very similar coverage (deductible is slightly higher & they don't cover flood damage).

Let me know if you want to see any other county that covered by Trend (berks, bucks, burlington, camden, chester, cumberland, delaware, gloucester, kent, mercer, montgomery, new castle, salem, schuykill)

Not even enough to cover closing costs.

I have a decent savings that covers 3 months of house expenses (I’m working on getting this to about 5 months cushion)Here is where I am uncertain:should I be focused on buying rental property now?

We will only cover one extermination and the tenant is responsible for any others needed.

I'm trying to cover all bases and get up to speed. thanls