The standard split generally works 3% each way, with the broker & agent splitting 1.5% (on a 6% commission).

Then I can a more accurate CapEx reserves requirement.I would not recommend trying to lower my standards of analysis.  

You will be able to write that portion off; however, it would have to exceed your standard deduction.

From 2500 to 7500 on a 650k purchase  (2 family 5 years ago)Appreciation on 1 and 2  doubled and on 3 has tripled.The area has climbed so much so fast but is now a standard 5 cap which is why I am reluctant to buy more.

Assuming rent is due on the 1st, you will either already have rent paid in full or know there is a problem.If March rent is paid in full at the time of the meeting, I would just explain whatever your "standard" is, ie rent needs to be received by X date or a 3-day/5-day pay or quit notice will be posted on the door. 

I got a standard CA homeowner's policy that is $126/mo with a $1,500 deductible.My Dad brought up that since I have tenants, I may need landlord's insurance that would protect me further.

Our standard MLS sales contracts binds personal reps, successors, etc. to the deal.

I have spoken with the agents, and done my due diligence in research.The house is a foreclosure and will need rehab, it will likely not qualify for a standard mortgage, and I doubt I'd have the credit or deb-to-income to qualify anyway.

However, my brother in law is with Liberty Mutual and recently told me that they'll now write standard landlord or homeowner policies on residential property held in an LLC.

What I referenced was for a standard two story home.