I appreciate the ability to teach out to you with questions!

For what it's worth, I'm no longer insurance licensed since I took my practice fee only.

The location being Las Cruces, New Mexico was yet another sucker punch that has negatively impacted my ability to do much with the property.

Getting your real estate license can be helpful, especially if you want direct access to listings, market data, and the ability to save on agent commissions.

I think the ability for the lower cost places in the midwest to 'cash flow' has been way, way overstated.If you know a market well though, that's definitely an advantage.

Also, check to see if your jurisdiction is practicing "Just Cause Eviction", which went into effect statewide earlier this year for municipalities that which to opt in. 

If your numbers are solid, you might even be able to cover the monthly payments out of the rehab budget.This kind of setup works best for properties that need significant rehab, and you need to be confident in your numbers and your ability to get the work done. 

The numbers are trashy now but with the right approach, resources and ability you will come out on top.

From our experience best practice has always been to have exterior cameras as well as smart locks.

There is a way of waiving the account at the state level by certifying certain practices but it's more trouble than it's worth and easier to just keep an account open.