You will need C&L liability insurance, XPL liability, an umbrella for the deeds in your personal name, 500k on your auto, and hazard ins. 

Typically speaking, Flip candidates will be in the burbs 10-20 min away from the downtown city center point.This would include (in order of highest avg price and appreciation (which is around 9-12%); Johnson County KS (Overland Park, Leawood, Shawnee, Merriam, Prairie Village, Mission, Roeland Park,etc) Parkville, Lee's Summits, Blue Springs, Liberty, Northland (Staley and Oak Park HS district in Particular)That being said, there are many prolific flippers with strong relationships with wholesalers who swoop up anything worth a damn pretty quick.All of these 'A' markets are often 'fed' by tertiary markets further out in the metro (30-45 min from the city center point) and other desirable markets further out from the metro (OP fed by Spring Hill and Olathe, Liberty fed by Excelsior Springs, Orrick, Richmond, etc, P and then standalone markets of Excelsior Springs, Platte City, Kearney, SMithville, Weston, etc...I am less familiar with standalone cities in the south, but these would include Raymore, Louisburg, Peculiar.For flips though, its all about purchase price, and most of the wholesale (and a few on MLS) deals that I see that would be good flip candidates due to entry price mostly exist in Independence, Raytown, Gladstone, Grandview.Areas to avoid are in the city center.

If they would lower my property taxes(village,county,school and state) then maybe I could lower rents?

Don't use Auto antifreeze, its toxic to people and pets. 

We use it on our commercial properties and can set up auto-draft etc.

North Mountain Village - previously stigmatized area due to Metro Center, the "bad mall".

My first job out of school was a finance job with Union Bank of Switzerland, and thereafter I ended up owning a chain of auto repair shops and “dabbled” in real estate investing “on the side”.  

Whether she will try to claim this repair with her auto ins/renter ins or not I'm sure it's gonna come out of her pocket anyway since $400 is about the cost of replacement for a rear windshield and deductible probably will result in it being out of pocket.I can just tell her that I'm sorry but my ins won't pay for it (which I believe is the case)  I also don't think I'm liable since its not a negligence on landlord's part.  

There may be auto-pay options at the renter's bank that could be worth exploring, though if I were to go that route I might see about an escrow company such that the renter can make one large deposit, then the escrow company makes their monthly payment.

Go Cart Racing7-11 strip mallTilt up building village with garage doors on every unit.Driving RangePirates treasure hunt every Saturday.A beauty Salon School in the woods in log cabins, students bunk in trailers like dorms.Just my 2 cents