But I will note (and admittedly I am only familiar with the CA markets from a distance), but for every true foreclosure/investor loosing everything in a syndication, I have read just as many stories about CA tenant that stayed in unit for 12+ months without paying.  

Moreover, as we see happening in Vermont, you might see legislatures aware that pursuing aggressive measure less from the perspective of outright bans that de facto bans through excessive, targeted state and municipal taxes.

Barrier to entry cost for something "turn Key" (I know that a loosely used term in the industry but humor me)

Some PM advertise they won't charge a fee if you loose a tenant in less than 6 mos for whatever reason. 

You will probably have to go to the Excess/Surplus markets (Lloyds of London, etc.). 

Mold was caused by shallow groundwater/excessive rain last winter.

The most accurate way to forecast premiums is to find estimated property, GL, and excess rates.

My property management thinks he is qualified based on just 4 pay stubs, employment verification and one screen shot of bank statement (just total. )when I ask my property management to ask that guys to show actual bank statements ( not screenshot of avail balance) and w2.my pm said, “it’s easy to find fraud using screen shot. the more I wait the more I loose.

Do you just loose your money if the owner never redeems?

Setting aside reserves is an expense, so long as they are not excessive.