My house was on the market 5 days listed on 11/19 and now I'm under contract at $255k (over Tday break) w $8k as seller concessions for the buyers closing costs, so you should be able to sell easily considering it's in good shape in reasonable area.

A lockbox code cant be changed as easily so anyone can come in after a showing using that code. 

It's a common tactic in book publishing these days, just like Hal Elrod's 50 different versions of "The Miracle Morning" which could easily be condensed into a 20-page pamphlet but instead he takes the same information and "customizes it" for single moms, Christians, plumbers, people missing more than two fingers, etc.If you haven't read any books yet, I think you'll do fine with Brandon's latest or his original since they both contain the same basic information.

Yes, your numbers say you will make $160 per month but this $1,900 per year will be easily eaten up when the tenant moves, it is vacant, you need to make repairs and make ready.

If they are professional, they can explain this quickly and easily.

I want insurance for a real and somewhat significant loss, not something that I can otherwise cover relatively easily.

It is rare to not find unexpected items and/or increased costs during renovation so $45k could easily turn into $55k.  

You can find a deal and easily find the money, you can't find money and easily find the deal 

If they are professional, they can explain this quickly and easily.

You're always going to find someone that did better, so you can't let that dissuade you from picking up good deals for yourself.To play devil's advocate:- If you have a bad tenant that does some real damage, it could easily take several year's of your projected profit to pay for.