I'd never trust the numbers of a homeowner, unless they were a licensed contractor themselves, and even then, I'd double-check and verify everything myself.Since you don't know any contractors, I'd reach out to your network (friends, family, coworkers) and ask for references.

Current situation Currently have 2 private loans that I am paying back original home owners.1st loan $15,000 left for House 2nd loan $18,000 left for Condo Then have one conventional loan that I owe $10,500 left on it.

You still have 10% property management, 10% repairs, 10% capex, taxes, insurance, etc.

The town statistics also show there are more renters than home owners.

I know there are FHA guidelines that limit the ratio of rentals vs homeowners, but if that is the case you would just get a small bank to make the loan using a commercial loan with your LLC, there are a good number of them that will do a BRRR for you. 

In any competitive market, consider Seniors with Long Time Ownership (ready to downsize or transition to assistance) and Homeowners with Low Financial Stability Scores (FSS).

, now I'm looking into finding low-cost insurance in the Youngstown/Northeast Ohio area.

Do you happen to know if that was 12 hours of cold calling random home owners, or cold calling a more narrowed down list of possible leads...owners of distressed properties, absent owners, etc.

Does the $1040 include insurance and taxes?  

What makes you think she will be any better with the taxes the utilities the mortgage or the insurance ?