This year they became unresponsive and I finally reached out to their insurance on the COI.

Remember that must PM companies hire licensed and insured people to do the job, but a handyman with no license or insurance that just came from the Day labor pool??!!!!!

Furthermore if you do this make sure you add the llc to your insurance policy.

-Q1: Sounds like I loose title insurance if I transfer title to my LLC.

Deposit your rents into the checking and move your deposits, insurance and maintenance from the rents into the savings. 

Get a umbrella policy from your insurance company - this will add a level of protection if something happens at your property and you are sued, i.e. your tenant slips and breaks their arm...2.

Shop around, you should be able to get a property insured for less than $800/yearYearly maintenance - this seems low.

Assuming you use financial wisdom and insure your income more than covers your leverage not using it is financially stunted.

.$450K purchase price, 25% down...30 year fixed rate mortgage at 5% on $337,500 is $1,812 per month...So if you have zero vacancy you'll break-even on the mortgage...And then burn money on maintenance, cap-ex (likely very limited), any vacancy, property taxes, insurance, etc.Consequently, you really, really, REALLY need that home price to go up. 

Its why you have reserves, to fix the unexpected.Now if the damage isn't sub $500 and I misread it, and its going to be a lot more, file with insurance and let them sort it out.