When I evaluate what I can pay it is based on gross rent minus taxes,insurance, mortgage payment, cap ex, maintenance and vacancy.

I assume by mortgage you're including PITI (Principal, Interest, Taxes, and Insurance)? 

I was remodeling the entire kitchen, insurance paid for a lot of that, and I knew that the droopy tile would make the kitchen look not as good as it should have. 

(All pools are usable etc.)What are the typical costs of utilities, property taxes, insurance and the cost of furnishing the property in a manner consistent with the rules?

As a reminder for any other readers, the 50% rule applies to gross rents and accounts for all expenses like management fees, taxes, insurance, vacancy, maintenance, Capex, utilities, water, legal, yard, etc..You should only use the 50% rule for a quick analysis and a true historical picture of expenses on a property is preferred.

Insurance costs vary widely in the Keys depending on location and type of construction.

As landlord, I didn't have any additional insurance. 

Hopefully her insurance allowed for some forced appreciation through new renovations.

The account is set up on auto pay from her bank account so there are no cancelled checks.

Your insurance number looks a little low, especially if it includes flood insurance.Do you have any local government inspection costs?