Technically, the rules of civil procedure say I don't have to appear for oral hearing if the debtor didn't make an appearance, but most judges make us anyway, so that is additional JF fee. 

I don't want to make any enemies as this is a small market but the prices i am seeing are just way over the 1% rule and honestly don't make any sense as i run the expenses on some of these properties.

As a general rule of thumb the further North in Florida you go the better the cash flow gets.

Now buy and holders (if it approaches the 1% rule) and owner-occs could be interested. 

I would think it would fall under that $250/500k single/married rule, but for something like this I would talk to a CPA when you file your taxes to be sure.

As for competition I try not to worry about it because I'm taking another approach including sitting in on probate court hearings (Tentative Rulings) taking notes and marketing myself to attorneys.

Can anyone share with me a good rule of thumb in terms of the price / sq foot we should expect to pay for insurance in this area?

Hi Kyle,There are "in service" rules, as well as repair/capitalization regulations that impact this. 

I am rethinking maybe transactional funding might not be as good compared to having cash to buy the house outright and not restricted for wholesaling purposes either.

Here in UT there are very few rules specifically about wholesaling - I don't know how CO looks at it, but I know UT is starting to take a much closer look at wholesaling and I would expect this market to tighten up a little bit when we've got more rules in place.