My insurance ended up having to foot the bill.

I plan to move forward repainting the entire interior.

On every project I have worked on a site plan is required, the only way to generate an accurate site plan is to base it on a survey.

I have properties in Los Angeles County insured with State Farm.

I have had good luck with Zillow, also there are insurance companies that love mid term for homes that have moved owners out for insurance claims.

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).

Can I personally seller finance to a new LLC I start, rent it out with proper insurance through the LLC, and also protect my personal assists if something happens with the renters? 

Our goal in investing is long term benefits (we would like to plan for retirement and helping our kids get started as adults), also plan to gain passive income, maybe gain one property every other year or so. 

If the numbers you’re hearing were from a property manager and you’re planning to do it yourself you will do much better than what you heard it was doing in the past :)

You can buy down the rate but it will not make sense if you plan on doing a refinance in the next 3-5 years.