points seem high -Could probably get down to 1.5 or 1.25 depending on who you are using, but its not out of this world crazy. 

More reasonable quotes should be around 1200-1500 per year, and none of these joker insurance agents can tell me what the reasoning is behind the high prices I'm paying or why they can't find other insurance carriers to insure the buildings.

I then spend about 4 to 6 hrs reverse image searching each item to find the cheapest place to by the items. 

.• cleaning and turnovers• conflict resolution between tenants• utilities + WiFi management• screening and house rulesIn my experience running volume in Memphis, the success of co-living comes down to whether your systems can maintain stability without the property turning into a full-time management job.

Anyone doing high end flips in southwest florida?

The key is working together to come to a resolution to get to work- not play the blame gameWith RTR - if something happens like this, they are there to work with you.

The only way to value this property is to throw out their numbers, use the current rent roll (image 2f59fd.jpg), and apply a realistic expense ratio (like your 35-40%+ assumption). 

It became one of the standout successes in the portfolio due to its high return.Lessons learned?

@Derrick GendronWow, that’s very high.

I believe a lot of money is spent unnecessarily pursuing asset protection strategies that are impractical in the lens of real estate related disputes and conflict resolution.