By the way, I don't know of any conventional lender that can close in 30 days today, even with the most cooperative seller.Did you use the standard CAR multi-res purchase offer and joint escrow instructions? 

What insurance should i take 3.

If not will you have any positive cash flow after taking out all your expenses including insurance, taxes, etc?  

Is insurance really that low in Memphis($450)?

I am guessing yes cause you want to use it occasionally, so much more energy spent in managing lots of turnover.Whats the insurance like?

Talk to your insurance provider before deciding whether you want to adopt a policy of accepting dogs.  

The mortgage has a small balance of $22,000 with a $232 of monthly payments which includes principal, property tax, and fire/water insurance.

Agents will use state approved forms that are standard for your state.Pros and cons to each relationship but I would presume the agent might suit you better.

What are some good property insurance online comparison tools?

I wouldn't mind the experience and training that is offered there but if the company's standards doesn't fit my aspirations I should try to attain a more fitting path towards moving forward, right?