If you are looking for something to estimate costs for a rehab I suggest using this book that is used by insurance adjusters to estimate replacement value on items.

If that payment doesn't include taxes and insurance, you need to add that into your monthly expenses, as well.

She owns a retail store and I own an insurance agency.Would be willing to do out of area investing deals, but need volume in order to make the cost of a management company feasible and my $100K probably won't stretch extremely far on its own. 

Hi Memphis Investors,I have a question about Insurance in the memphis area. 

call your insurance company.

@Melissa YeungThere are several considerations that can go into the analysis of whether you need an LLC or whether a large insurance policy will suffice.

Hi All,Looking for some advice on how to shop for Insurance. 

Have you called around and received quotes from some local insurance agencies?

This does not include HVAC, roof, plumbing, foundation, and electrical.What type of houses/buildings are you focusing on?

For $50/month we get to deal with rigorous screening of less than ideal tenants, constant calls from tenants, damage to the property every time we turn around because people do not care about things in this class of property, Section 8 and the government (who doesnt love to deal with the governement), maintenance requests because none of the plumbing is updated, codes enforcement because the tenant decided it was a great idea to put a couch in the yard, and last but not least angry owners wondering why their pro forma isnt being met ("I was gunna get a 75% COC on this thing").Now this is a pessimistic view of what it is like but PM is a pretty thankless job, especially in low end properties.