In fact, the insurance policy belongs to the tenant so who would file the claim after the tenant is dead?

Get a few dead presidents stashed away.Also if you are planning on racking up some school debt, learn about Coverdell tax free accounts. 

If you're dead-set on getting bank lending then they are probably not going to look and/or lend on a pro forma.

He’s stuck working till he’s dead .

The seller could get dead right before the closing and now you are dealing with an estate. 

They have all lost their permits” Airbnb in Nashville is not dead.

The house looks dated on the outside and the grass and some bushes look dead.

This excludes areas like CA whidch is primarily faith investors.Ideally you want the minimum amount of your own cash sitting dead in a property that will produce a descent amount of positive cash flow on it's own merits.

I would be using the BRRR strategy so this would work very well.What do you think bp, should I pull the trigger or is this area just a dead zone?

At $1k/month cash flow that's only a 4.8% return.That's lot of dead equity sitting there and for a very low ROI in my opinion.