Maybe call around to different insurance companies there and compare apples to apples coverage.

I would be purchasing it as an owner-occupant and also taking advantage of the Neighborhood LIFT $15k grant that is currently available in the area.  

The odds of them not becoming sleazy and changing their whole persona is slim to none.Once in a while you get a bad apple and just have to move on.

How do you estimate something like this if you've never so much as lifted a hammer in your life?  

If you have a solid background and don't mind doing the day to day lifting GO FOR IT.

That doesn't specifically help you but make sure you do your due diligence and ask the right questions to compare apples to apples

Townhouses are nice because it's much easier to run apples to applies comparisons to get your ARV, and there are many townhouses in the Ewa-Kapolei-Makakilo area.

I would say remove bad apples ASAP.Make sure to calculate one or two month vacant unit in your purchase price.Example:~~~~~~~~~~~~~~~~~~~~~tenant x monthly rent is $750 tenant y monthly rent is $750tenant z monthly rent for $600 $2100 off your estimated purchaseFYI: Some clients included legal fees and estimated cash for keys        off their initial purchase price.

Better to post a few duds then fizzle out before you get a chance to lift off!

Every year Clayton becomes a better neighborhood, so maybe a few of the flippers in the area can do the heavy lifting for me in the meantime :)