For each of my investors, I am trying to make sure I present the opportunities that match their needs and what their individual standards for value.

I’m having a hard time getting the place rented and I feel like it’s because I’m too suspicious of people and my standards are too high.

This is simply a standard sale on a time crunch depending on teh foreclosure status.

And the insurance could go down. 

But if you're in an actual flood zone requiring FEMA backed flood insurance that is a joker that could easily come back and bite you hard if the Govt continues with it's stated intent to gradually get out of the subsidization of flood insurance. 

The reason is I know which lenders:- do a good job- stay on top of the necessary tasks- know how to be creative within the rules (some people don't fit into the standard mold of a buyer, and some lenders don't know how to get them approved, and some lenders know how to get them approved)- and which lenders can actually close deals.Another reason is, when someone wants to house hack, not all lenders are experienced in it.

One property I’m looking at everything is good, they have reserves, owner occupy ratio is good but the roof is currently being repaired through the insurance company.

Do I need to get title insurance and property insurance during the redemption period?

Therefore, you can deduct items that are directly related(repairs) to the rental units plus items paid indirectly for the rental units(think real estate taxes, interest, insurance).in addition - it looks like you are looking to use parts of the personal residence as a home office.Just note that, it would be hard to prove that you use 100% of the personal residence as a home office. 

My current mortgage is $410 a month, insurance is $80 a month and taxes are about $50 a month...