I typically do not do an 'Actual Cash Value' policy, although these policies are cheaper I don't like them because they take depreciation into account when paying out.

Understand your policy. 

New investor in Tacoma, Washington and we are running through a lot of analyses, but unsure of what to use for reasonable estimates for closing costs and landlord umbrella insurance policies.

Like I said, the question stemmed from a conversation in jest I had with another investor, but it got me thinking and I got pretty much zero Google results for "Section 8 in class A areas" (shocker). 

Even in the best case scenario, the ROI does not justify the large capital investment and relative lack of liquidity as compared to my stock portfolio (where I have more knowledge & risk tolerance, even in volatile markets). 

I also received probably 30-40 calls and still have deals in the pipeline.I have also sent out about 350 yellow letters and received 3 calls and zero leads using nearly the same format but typed font and metered postage.  

Twelve year old appliances are at the end of their life and have essentially zero value. 

Hi,I actually use the same lease on my condo rental that I use on my fourplex units and just fill in a few blanks differently (like what the rent covers, for example).The key difference for me is that I have an addendum of condo association rules and policies that is incorporated by reference in the lease. 

I suppose that it depends on your tolerance for risk.

I'm glad to see confirmation that sticking to higher move-in requirements is a smart policy to follow.