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I think your response rate will vary between sub-markets quite a bit.

As an investor that fits into several of the categories you've mentioned above:"Are they someone with limited funds and trying to syndicate with no experience??

The lease laws vary from month to month agreement , to 1 year, to 2 years or more etc.It's all about the details.No legal advice given.

I don't know anything about insurance really but based on my experience and what you're saying it just seems that rates vary wildly. 

Here are a few recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meet Set up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alerts Read Beginner’s Guide: http://www.biggerpockets.com/real-estate-investing Check out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/ If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select that person below.

Here are a few recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meet Set up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alerts Read Beginner’s Guide: http://www.biggerpockets.com/real-estate-investing Check out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/ If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select that person below.

But such people absolutely do exist.Court house auctions vary state to state.  

It sounds like this is who you need to talk to: [email protected] ; this stuff often varies by state.

After doing all that, if you are positive every month (i.e. income exceeds expenses), then it is probably a good deal, although the amount of return investors want to see annually varies from person to person.BP has a wonderful calculator that helps you to determine all of this.