So for planning purposes I used $1100$0 hoa, $132 management (12%), $110 vacancies (10%), ($110) for repairs (10%), $80 Insurance, $125 Tax-------1100-557543 cash flow6516 per year cash flow if I pay cash. 4.7% ROIWould this be ok to get my feet wet? 

I would consider switching though for legal purposes.  

I am wanting do this for both asset protection and tax purposes, but am pretty nervous about the whole lender issue.  

Why are people passing on these houses for investment purposes?

If it goes well I'll buy another investment property and use it for the same purpose.

Curious to hear if anyone has used blue jean insulation for sound reduction purposes? 

I'm no lawyer, it just feels like a landlord could purposefully abuse this by "forgetting" about the documents, and then forcing an eviction by giving an unreasonable compliance time. 

I want to best utilize my time, not just be busy or have somewhere to be fulfilling some sort of false sense of purpose.

I also got a promotion during this time at work.

Only thing I can think of is the lack of a rental assumption; though I assume you did it on purpose?