I’m an insurance adjuster right now by day so I don’t mind awkward conversations lol.

Licensed and insured and has been investing for almost 18 years. does his own projects plus works on others.

Below is the math (all in % of house value):Rent: 12.0%Taxes: -2.8%Average Long-Term Maintenance & Repairs: -1.7%House Insurance & HOA: -1.6%Average Vacancy/FinderFees/Tenant Issues: -1.0%Property Management: -0.8%Total Average Annual Return: 4.1%I have heard landlords making 10% (no leverage) and 20-30% (with leverage). 

To determine cash flow I always subtract the following from my Gross monthly income: Insurance, vacancy, maintenance, mortgage, management, taxes, utilities, capex.  

Is anyone using Shelter Insurance for rental properties in Oklahoma City area ?

@Tom Gimer - a comment I want to add is I only buy notes which have title insurance and the sales contract from the seller also includes language that the note is a first position redeemable and valid note.

Well, we have no idea what their contract said about insurance but usually the buyer is responsible.

You absolutely want title insurance, many people never do the probate thing completely right.

I sent the $2000 cleanup bill to the tenant for negligence and she is refusing to pay claiming that my homeowners insurance should cover "old pipes." 

That's gross rents, you need to account for real expenses, like taxes, insurance, PM fees (ours is 9%), etc.