This year they became unresponsive and I finally reached out to their insurance on the COI.

Remember that must PM companies hire licensed and insured people to do the job, but a handyman with no license or insurance that just came from the Day labor pool??!!!!!

Furthermore if you do this make sure you add the llc to your insurance policy.

-Q1: Sounds like I loose title insurance if I transfer title to my LLC.

Deposit your rents into the checking and move your deposits, insurance and maintenance from the rents into the savings. 

Get a umbrella policy from your insurance company - this will add a level of protection if something happens at your property and you are sued, i.e. your tenant slips and breaks their arm...2.

Then I would probably explain to them it is the policy of the federal government to have those in residential neighborhoods so the City and/or HOA cannot stop them.

Shop around, you should be able to get a property insured for less than $800/yearYearly maintenance - this seems low.

Assuming you use financial wisdom and insure your income more than covers your leverage not using it is financially stunted.

.$450K purchase price, 25% down...30 year fixed rate mortgage at 5% on $337,500 is $1,812 per month...So if you have zero vacancy you'll break-even on the mortgage...And then burn money on maintenance, cap-ex (likely very limited), any vacancy, property taxes, insurance, etc.Consequently, you really, really, REALLY need that home price to go up.