But if I include equity gain that bumps up to around 16% on both(have not deducted for vacancy/repairs).

I think you would find a hard time getting a low deductible AND a low premium...really from any carrier today.

Given that the down payment was financed on a HELOC, we need to deduct interest on that as well.

Usually, the FMR includes the utility allowance which would need to be deducted in order to come up with actual rent. 

As far as deducting all those losses (repairs and maintenance) - you may be about to learn something new here as well.

Between 1998 and 2004 B claims depreciation deductions of $4,800 attributable to the antiques business.

Living in the property may limit your ability to fully deduct expenses or claim depreciation on your taxes.Ensure you fully understand the financing implications of moving into a property owned by your LLC.

You can do cost segregation on your properties and generate a lot of deductions – but if you can get advantage of those deductions and move them from the passive side to the active side (via REPS) it’s another question (and unlikely if you have a W2 job, maybe a stay at home significant other?).

This last month they inadvertently deducted the payment from me instead of the payee's account.

For newly constructed, purchased or renovated properties and also retroactive generally over the last 10 years, building components are properly classified into individual units of property and accurate recovery periods for computing depreciation deductions.