It is a duplex, electric is separate but water and gas are not.Purchase price: 71,000Annual Rent:18,600EXPENSESVacancy:1,860(10%)Maint:1,860(10%)Managment:1116(6%)    750(placement fee 50% of rent)Capex:930(5%)Insurance:1200(est.)Taxes:2,883Garbage:290Total:10,889Annual Mort:3,453.6018,600-14,342.60=4,257.40 cashflowSeems like it could work, i am thinking i will have to bill the tenants for gas/water/sewer after I get the bill. 

They have auto pay setup and it flows right into my account a few days after the payment is made.

Auto liens are pretty stable investment if you can find them .. of course its with used car dealers usually or its sub prime and really sub prime.. but with the new tech they can put in buyers of sub prime cars..

I made a claim with my insurance company. 

I would make sure you have a hefty umbrella liability insurance policy and that should suffice.

I'd only pay the monthly landlord insurance (roughly $120) and snow/grass.I don't have the funds to extend an all cash offer but am contemplating working with a hard money lender.

They will have property taxes, insurance, upkeep and liability.

2) will my rental home insurance cover my tenant's damaged car?

Liability and umbrella insurance policy should be sufficient.

We are looking to buy a small apartment building next year, 20-40 units (or larger if we find the right property).Question - Can cost segregation deprecation be used to offset active income from his insurance business?