Other than that, looks like you covered all the expenses.

There was a recent podcast that covered this GREAT.

However, I want to know if there are deals where buyers can use the help of an investor to cover the cost of a downpayment, in exchange for part equity ownership? 

Plus the PMs I work with know that keeping an existing tenant is easier than loosing one so if they charged me $150 to resign an existing tenant for another then I would expect the tenant to cover that cost over the year.

I would cover myself by making the offer contingent on property inspection.

Amfam says they will give me a HO5 and State Farm says their broad form is better than HO5 and will cover everything?

If I go to the sheriff sale at the courthouse and bid $120K, does this go towards covering all of the liens in order of priority with the lowest priority lien-holder left taking the loss?

The rents don’t seem to come close to covering mortgage and taxes (holy sh** taxes are high), let alone all of the other costs.

Most investors don't do this, they only factor in a percentage for CapEx but this doesn't cover the rehab over a 30+ year hold, the CapEx is only covering things like HVAC, roofing, etc... at the end of the 30+ long-term buy-and -hold most of these properties will have a negative or very low IRR.

Juat be aware that your e&o insurance will likely not cover you for transactions to which you are a principal.