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They apparently stopped insuring anything over 30 years old.The property is only a little under 4200 sf with a ground floor salon and two residential units in the 2nd floor, but I'm having a heck of a time finding another insurance company as the challenge appears to be due to its being a mixed use property.The city of Alameda has a bunch of similar mixed use properties and I will be reaching out to other owners as well. 

That would cut into your expenses a good amount, add property taxes, insurance, property management, repairs, capex, and a small vacancy rate and you can see that number starts to go down rapidly.

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Not a recommendation, but worth experimenting, if direct booking is part of your strategy.

If renters have to bring their own stuff, they're less likely to bounce because they'd have to move all their own stuff.)Month-to-month-- Principal, interest, taxes and insurance (PITI). -- You'll keep back maybe 5% of all rents for routine maintenance and another 5% for capX (big expenses like roof or furnace replacement).  

@Ivan AldanaClear SOWWritten ContractProof of Insurance/LicensesTimelinesCommunication PlanPermits done correctly

Sounds like patience is the strategy at this time. 

Did you mean mortgage, taxes, and insurance?

Apartments.com is also where I have tenants fill out a background and credit check, set up automated rent payments, and upload renter's insurance.