It’s crazy how trying to stand firm can sometimes backfire in unexpected ways.

They have the choice of finding their own insurance or they can be automatically enrolled in my master policy.

I took no money from the cash flow (when there was any) and I never made a late payment to the bank.This fall, nearly 12 years after the bank gave me that house, and over 15 years after I knocked on that door - after evictions, vacancies, insurance claims, and never taking a dime out of it - I sold that house and placed all of the proceeds in a 1031 exchange.

Health insurance, 401k, etc., and usually 8am-12/1pm daily. 

Will look to refi next year and get all our cash back (have 1 year left on generous seller financing)Failure: still battling a tenant eviction industrial property, costing me money (I can afford) but time and my energy (not a great use)A ha moment: just to focus on higher equity slugs into fewer deals, the law firm is #1 for me2025 goal: complete exit, closing Jan 9, keep making offers, grow the law firm with less billables

What kind of insurance do you use? 

I will give you my numbers since we are 3 years into Velocity Banking.Home was purchased at $410k.Interest rate: 3.125%30 year termMortgage payment is around $1950 (includes insurance and property tax)HELOC: 8.25% Variable rate - current rateCredit Limit: $97kLet's say I made $10k a month and our expenses were $6k each month including the mortgage.

But I am looking for a local CPA.I see no compelling reason for that. 10 years ago, most of the local clients of my firm liked to come to our Houston office.

Please be careful that they might still be the dog and depending on the breed, your insurance may be in jeopardy.

I have a tax firm that specializes in working with real estate professionals/investors.