From what I've seen, the days of the $1,000 and $2,500 deductibles for fire, lightening, water damage (not flood), etc. are becoming harder and harder to find. 

And I did buy 13 lot package in Henry county but it was all sewer and water.. smokin deal 3k a lot held them 2 years and sold for 35k a lot :)@Jay Hinrichs excellent advice - always appreciate your insight!

Think on it, how much does $250mnth buy for a furnace, a/c, water heater, carpets, really any reno at all?

I know it can feel like uncharted waters at first.

Quote from @Rajagopalarao Paidi: I have not seen any deals with this much spread like rehab+pp/.75, is this still valid and expected, because I have not come across any in this range  Hey Rajagopalaroa--Agreed--I don't use the 75% rule. 

Not to mention retail buyers that also buy opera properties, Our normal range is between 1300 and 1600 sq ft for single family, which we have found to be ideal for results.

.- Tenant submitted a work order for low water pressure in 2 bathrooms- Tenant submitted a work order because the garage door doesn't close all the way and left a 2-3 inch gap at the bottom- Owner initially refused to address either work order- Owner demanding the tenants place furniture pads on each piece of furniture- Owner calling multiple times to speak through the work orders, asking when they've been scheduled, calling a couple days later requesting the invoices- Owner calling because they want to access their storage in the basement so they can remove several pieces of furniture being stored- Owner now emailing requesting multiple property inspections throughout the lease cycle- Owner questioning my experience and relative PM knowledge because I'm not following up with her in a timely manner (the following day after the work order)Keep in mind, this is 2 weeks after the tenants had moved in and the tenants are very happy in the home.This is something we see on a regular basis.

Sounds like you stopped water which is most important.

You may have a 1M policy, but 25K for mold limit.Cracked water pipe MAY be covered.

Most of the time, you’re looking at prices in the $150k+ range to get that kind of rent.Additionally, the economies of scale really do come into play when it comes to comparing single family vs. multifamily properties.