I know its not legal.. but I self insure myself in that regard. some say its recession proof and some say not.. my banker says not.. he says when economy gets tough they just won't spend 200 bucks a month to store their stuff they either up and leave it or move it somewhere else.. so that's two opinions.my units were quite unique one they were A class and two right across the street from 300 floating homes and all my tenants save a very few had house boats.. so I kind of had a captive audicance and once I got it converted to mainly all houses boats..

I've already asked for:Rent roll.P&L statement for 2016, 2017 and YTD 2018 .Copies of the leases.Capex expenses for past 3 years.Property tax and insurance expenses for last 2 years.Utility bills for last 18 months.Environmental reports.3 years of tax returnsBut I got only got a very short answer and no actual documents. 

There is free software out there that will effectively market your property, screen tenants, price your rental based on comparable properties, provide renters insurance and online applications, etc.

Insuring the property may be a problem. 

Long story short the seller's lawyer is saying they can provide a title insurance policy with the following exceptions: 1.A disclosure of the pending lawsuit to the Buyer;2.A financial indemnity (only) in the event there is a claim under the policy based upon this lawsuit.My title lawyer has been advising me the whole time to wait for the litigation to end.

Make it clear that he is responsible for insuring the rent is in your hands no later than midnight on the first of each month for the entire monthly rental fee.

Here are my numbers as it sits:Income:$2600Expenses:$650 - (vacancy, repairs, cap ex, management)$250- taxes and insurance$180- owner paid utilities$300 - my cash flowTOTAL: $1380Left to pay monthly mortgage: $1220So given these numbers I can still get this thing to cash flow, and if for some magical reason I could ever get the city to change the rental license back to save the integrity of the property, this would be a home run! 

Do I include the Taxes and Insurance (that he's currently paying?)

What is the yearly cost of insurance?  

I currently work full time as a Insurance agent.