Most of the "GC" I spoke with said they didn't anything to do with the job (as it wasn't the standard put in plank flooring in and slap some paint on at a premium).

Honestly, I think nobody really knows right now, if they are being honest.Still not clear how many are really going to pay the premium to live in close - none of us knows what the commuting schedules will be, or said another way, to what extent this 'work remotely' thing will be part of the new normal going forward.Also rental rates will go up. 

Does your service company source out all types of contractors you'd need and did you find this to be worth the premium of doing so over cycling through and finding great individual contractors yourself?

Otherwise I would have to do an FHA loan and that comes with upfront premium insurance (I believe he said about 1.25% of the total amount added to the loan) and also the PMI would never fall off until I refi it down the road once I have built up enough equity; which just adds more and more costs.

Nobody really knows what rent growth will be, so it’s best to estimate low.Another reason returns may be lower since the pandemic is that renovations are being done slower and premiums might be lower than expected.

I suspect the dramatic increase in your insurance premiums and/or time spent finding a new insurance carrier at significantly higher rates after this one drops you will just be a cost you need to bear. 

This particular property will be about 100k and has no buyer's premium, but does require closing costs. 

In the end though if you charge premium rates for your place, your guests should receive a premium experience to back it up otherwise reviews are simply going to force you back down to reality. 

Lets say you get a $5M umbrella liability insurance policy (the largest it gets) for say $1k annual premium. 

Also, You might get a decent deal on mls, But you really need to be like a hawk looking for those. and wholesaler you can get deals , now you have to know you will pay for a premium ( between .75 cent -85 cents on a dollar without considering rehab. , cos they know it is what it is and houses are selling ANd very important, try to deal WE a wholesaler that gets the deal HIMELF or a legit company (DIRECT FROM SELLER)   (NOT A GUY WHO IS SELLING THE WHOLSALE FROM THE OTHER WHOLSALLER  OF THE OTHE WHOLESALLER) .