We had to move out of state from MI and now we are running into difficulties with insuarance companies because our primary residence is no longer insured in MI.

I thankfully have a resident who is a locksmith and I keep extra locks with my tools.  

If you want to squeeze a bit of extra money out of the deal as you should, then you need to contact your county auditors office about lowering your assessed value.

And if your tenants are paying several hundred bucks extra a year, they won't be happy and they'll bail at the end of the lease. 

Additionally, some affluent towns might have extra fee's for waste removal, parking, etc that local contractors and this city hall will know about. 75% in a nice neighborhood is a good ARV according to what I'm reading for more luxury homes.

. $150 extra ($2 per foot - he supplies)."

Most hard money lenders charge 12% interest plus points, so it's only a good deal for flippers, not buy and hold.An extra piece of advise: make sure you have an emergency fund!  

It can sometimes entail a bit of extra paperwork, but it's often very doable.

My difficulties are in finding Investors whiling to go into the deal.

Tear down and new plywood is extra.