With that being said, are you looking to do a live n flip or just live in it and rely on natural appreciation?

Am I going about this the smart way considering I don't have a natural mentor to guide me?

148.88Dogs (vet, meds): 133Electric 100 (budgeted, usually 30)Natural Gas 100 (budgeted, usually 15-50)Post tax-investing (acorns roundups) 1002 Cell phone‭s $75Internet ‭ ‬ $66Water bill 50 (budgeted, usually 24-30) Xmas fund 43.33Renters insurance‭ 23.18Amazon 15Total: 4564.49Surplus: 710.51The question is...we live in NJ (Monmouth County).

They want the parties to try to work it out before they will remove someone from their home for being a nuisance - naturally, disturbing the quiet enjoyment of the neighbors premises is the counter-argument to that.

I am very conservative by nature and plan for the worst.

Most properties on the Gulf Coast have appreciated over the past few years significantly, but that is no guarantee for the future, especially with unexpected natural events.

Or, what unusual circumstance or natural disasters could pose a problem.3. 

My contract is a TAR and there is the following clause(2) Landlord will NOT pay to repair the following items unless caused by Landlord's negligence:(e) items that are cosmetic in nature with no impact on the functionality or use of the item;Say while the tenants are occupying and there is a shift in the property and there are cracks in the drywall not caused by a tenant am I required to fix since this is cosmetic? 

Insurance will always be your first and best line of defence, LLC is primarily phycological back up used by most risk adverse investors when starting out.

For doing so I'm willing to split proceeds from any deals acquired (naturally).