Need proper insurance in all aspects that's for sure. 

I heard the insurance can also be a real pain due to the hurricanes etc.Anyone with experience in either/both the FL & CA market that can weigh in on this?

With 20% down it will cost me around $930 after mortgage, taxes and insurance.

Treasury bonds and require tenants to pay taxes, insurance and improvements, can fool property investors.

Actually did seller-financing so they can get a refi loan in Sept and I won't have to buy them a $2000 title insurance policy.

I think she is thinking that since the insurance stated they only pay for what’s in her property maybe.

owner has not rented it out this semester due to do some rehab, actually did most of the bathrooms and they are in good shape, carpet is awful, needs paint, kitchen cabinets and better lighting. lower level apt needs gutted due to toilet leaking from above. here are the numbers:purchase price 330krents last semester avg=333/month, did not rent over summer, "I let them just leave their stuff til the next semester", my friend was seeing RED after this statement...expensesrents (if occupied at 333)=3663/monthtaxes 2200garbage =100 (actual quote from WM)water and sewage 525electrical=passed through to tenantPM=started looking, but quotes at 8-10%insurance= 300 (est.)planning on ripping carpet out and going with vinyl hardwood throughout, new cabinets in kitchen and paint, fix lighting and general clean up. plan to get rents up to 500-550 month, lease term 1 year. interviewed PM and he said they take one month's rent for placing a tenant, is this typical?

It would be odd to have no closing costs on a HELOC as it is a security interest like any other mortgage or deed of trust... so the instrument will need to be recorded, title insurance may be required, there may be closing fees and transfer or recordation taxes due, etc., depending on where the property is located.For those who think they paid no closing costs either the bank covered those or they in fact paid them because they were included in the first draw.

I am going to ask for more concessions and some things will have to be fixed to even aquire insurance on the property. 

First of all you mentioned PMI which is mortgage insurance.