Property insurance is, and flood insurance may be, required.

These 2 should provide me close to $1,000/mo to cover her student loans after debt service, insurance, capex, opex, taxes, and vacancies.

This year they became unresponsive and I finally reached out to their insurance on the COI.

Remember that must PM companies hire licensed and insured people to do the job, but a handyman with no license or insurance that just came from the Day labor pool??!!!!!

Furthermore if you do this make sure you add the llc to your insurance policy.

-Q1: Sounds like I loose title insurance if I transfer title to my LLC.

Deposit your rents into the checking and move your deposits, insurance and maintenance from the rents into the savings. 

Get a umbrella policy from your insurance company - this will add a level of protection if something happens at your property and you are sued, i.e. your tenant slips and breaks their arm...2.

Shop around, you should be able to get a property insured for less than $800/yearYearly maintenance - this seems low.

Assuming you use financial wisdom and insure your income more than covers your leverage not using it is financially stunted.