Not to mention the paperwork pain involved with each claim Any thoughts on just not having any insurance at all, or just some sort of liability and really high deductible ?

No one even mentioned it being too high.

Do like any wholesaler and market to high equity properites in you "buy box".

Their slide deck, 85 pages is on their website, They believe that they will increase the properties NOI by 45% over 5 yr hold, mostly through rent increases after doing 5K interior upgrades in all 252 units, thus adding 19 million to value of property.

The price seemed reasonable but apparently it is too high.

I owe $40K on the loan & it has a high adjustable rate of 10.5% & rising ( started out at 8%).What I'm wondering is if I should sell or keep the property.

Anyone have any recommended providers in Texas that you've worked with that are good quality?

Assess the quality and experience of the management team or consider outsourcing management duties to reputable firms.Market Oversaturation: An oversupply of similar properties in the market can depress rental rates and occupancy levels, affecting your investment returns.

Is there any recommendations on sights or places I can find good quality tenants. 

The cost of entry is low while the cash flow is high.