She said all of the insurers were adjusting their rates due to higher than expected losses.Looking for some other referrals to reputable insurers in Detroit so I can make some more calls. 

I agree it seems like an uphill battle to get someone to agree to it, but I'm hopeful that once the right owner sees the mutual benefit, we could make it work with multiple properties.

Family/friends isn't an option for me, and I don't want to go the self directed IRA route because there are too many benefits I can't give up on (loss of passive loss deduction, can't do work int the rental myself, can't even save on commission as a real estate agent apparently).Thanks for your thoughts.

I will adjust my cash out (cash remaining in equity) to an extent to get above that amount.  

New adjusted income with 75% rents less PITI $8500 + $548 = $9048New ratios 12% and 44%(44% is using the new PITI) I don’t have rental or house payment.

The sole exception may be if you're renting to a tenant who is just so old (or otherwise culturally disconnected) that they don't use digital platforms, and getting them to do so would be more work than the benefit would be worth.In my observation, hardly anybody under 30 uses checks anymore except where the government (or their old-fashioned landlord) requires them to.

There are certain benefits of starting an LLC (legal protection of your assets, with a proper structure - some tax savings, etc.), but there are also costs and time required, so I would advice to start as a partnership, and form an LLC if you decide to keep doing it on a regular basis.

I have 4 rentals here in a Columbia which I plan to keep, and my home, which I will likely sell if I move (for the capital gains tax benefit).The question I have is that Seattle is a hot hot hot market and while I’m totally fine jumping in with both feet, part of me wonders if it might not be a better market to rent in, which would  allow me to use the cash from the sale of my house for other investments.

So while as a whole I caution people against going that route, there are at least a couple companies out there who are legit and do it well.With that method, you get the perks of BRRRRing (forced appreciation) combined with the perks of turnkey (someone else does the work).So while standard turnkeys can't be BRRRRed, you can do the BRRRR+turnkey method to start and get the benefits of both.

With the STR we likely won’t break even with rental income from the house alone in first year or two but for us the emotional benefit made up the difference.