A resident wrote a letter to the editor of the local paper about an incident at the HOA's pool and they were all over it to fix the issue - I'm about to try that to see where it goes.Side note: I'm not a fan of HOAs, but it's hard to find a decent community up here that isn't run by one.  

@Assaf Furman based on how you are describing this scenario is sounds like this incident should be reported to the Consumer Financial Protection Bureau.

Still looking into LLC/S-corp for tax strategy - incidently was just listening to the BP podcast on this and Brandon Hall had some good points just like @Thomas Franklin!

Company I worked for I know of 2 incidents, both slip falls, Ice, snow.. for injuries.We had snow log to chart salting and sanding.. but company still had to pay for injuries.Also child death in swimming pool, not quite sure what was settlement in that one, they can always find something owner is % responsible for that may have been issue.  

I have had other people say, "I knew someone that had it happen" but as I've tried to inquire about these incidents it always seems that it's never happened.  

Even with the best screening practices there will be isolated incidents of nonpayment.

It's not perfect but will help you understand why something would or would not be covered.Was the damage or incident Sudden & Accidental?

I think I'm being gouged by my current agent ($2m aggregate, $1M per incident, and I'm paying about $2000 annual for the policy (liability only, I have separate fire insurnace for the houses on the property).Does that seem like a lot for a commercial liability insurance policy on a mobile home park?  

There was an incident in a well off neighborhood where the son killed the parents.

Again, given existing constraints that contractors and materials suppliers have had to comply, not including possible changes in compliance which can take place by surprise events any given time, (minor material deficiency or contractor's burden however minor of an incident, and that this could be beyond contractor's control) can escalate and could lead to project slowdown up to project cancellation/project shutdown.