Her answer again stunned me, she cannot buy a house she wants because she has no credit, she never owed any one any money her whole life.

Anyway, I would ask the companies to back up their numbers with real-life examples (on paper and real numbers).  

If you talk to her and say, "You know, I think it's probably worth $175K after it's all fixed up, I think it will take me $60K with with all the known and unknown work, plus 6 months of my own time (@$4k/mo), interest on the loan, insurance, permits, etc etc, so subtracting that from the final value, I can offer about $50-60K." 

Stuff just got real.First thing I did was insured it.Then I hunted and found someone to do the title work.

If it IS a separate bill in your area then yes, definitely include it as an expense, and the 'other expense' category would be a good place.You want to include ANY expense you might incur - I was watching a webinar last week from the archives and it was interesting how a couple things that I dont deal with; flood insurance, garage & water/sewer (tenants pay in my area) completely changed one of Brandon's deals he was looking at from pretty good to just break even. 

I know time is very valuable and don't want to waste my time focusing on the wrong things now and being in a tough spot later on in my life. book recommendations, local in person meet ups in the Florida area is great anywhere from Orlando down to Miami I am willing to travel to gain more knowledge.

Airbnb supposedly has a 1M dollar insurance plan that they have in place to protect guests and hosts for accidents. 

Then they'll leave during the summer when you can get plenty of demand anyway.Also, like you said, check with realtors, and check online for insurance relocation companies.

Note that I annualized this to make it fit, as well as make my life easier.

My question is what type of insurance do you have to protect yourself if an hourly worker is hurt on the job?