You just have to make sure you are talking to the correct agent to structure a high cash value policy so your fees and costs are minimized to the insurance cost so the majority of you annual contribution are going to the cash value part. 

Obviously you're out of fact-ammunition and just pitching, since you ignored them all and stooped down to a personal insult and attack.

With association dues creeping towards 275 I'd like to minimize the monthly spend for when we do rent it out, to get a much higher cash flow.

Investor Pitch, Commitment = 25% - I've pitched them either on a deal or our company.

The current owner is charging them well below market rent, and I was told that they signed a year "pre-lease" through June of 2019 (so doesn't start until June 2018) with an minimal but insufficient price increase.

The crime rates are not alarming, and these seem to be solid, blue-collar working class neighborhoods.There also seems to be opportunity for different strategies in these areas: some homes that need work that may be suitable for BRRR strategy or fix & flip, and some homes that need minimal work where the numbers seem to work out right away. 

Look at the sells pitch agent give their listing clients.  

You can pitch in a gift card for him to his favorite restaurant.

If you don't have equitable assets then your risk is minimized and an LLC is not needed.

It is now a good cash flowing property that we used minimal down and were able to live in.