That unit sat there until June 1 because I'm in MN and the only people that usually move in the winter are people who are getting kicked out of where they are.

Usually. they try to sell through realtors before then.

The rate is usually better than a cash out you just cant cash out any extra equity

This is what I usually recommend for folks starting out.Then once you get a few units under your belt and looking to expand, I would suggest going with a more robust piece of software like Appfolio or Buildium. 

I have always been able to obtain insurance but the carrier usually requires all visible knob & tube to be removed within 30-60 days of purchase.

When going through a wholesaler or even an agent with a off market deal you can usually find great properties.

They are indeed separate structures, especially if a downpayment is usually required for a wrap around mortgage. 

The tenants see we are putting work into the house and usually like the results when they move in.

And if you end up putting any additional capital in to cover budget overages, that capital would also have interest paid back on it.What this all looks like when you sell the property: calculate your net deal profits after all your expenses like usual.

The age and condition of the home usually determines how much money you want to put aside for capex each month.