Technically, those sleeping over 12 built after 2016 are putting themselves in a legally liable situation if something happens as insurance companies may not cover them.

Because the cost of roofs, ac units, water heaters and so on don’t care if you collect $600/mo in rent or $3,000/mo.  

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@Cameron Porter +95% of the land bank inventory is already picked over by the time it hits the public.The only people we know that have bought ALL went over budget and only the increasing market covered what would have been losses.So, proceed VERY carefully!

@Abigail KingThe important ones have already been covered by others here but a "real estate adjacent"/financial freedom book I recommend is Retire Young, Retire Rich by Kiyosaki.

I didn't want the bugs to move to the other two units so I covered half of the expense and the tenant paid the rest.  

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

They find housing on own that can be covered by insurance if home uninhabitable and it is due to covered loss. 

I don’t believe a tenant can stay forever, and I can cover the extra payments and lawyer fees for up to two years for the tenant who will be harder to remove.

Maybe have a decent sized pool of cash to take care of the occasional roof repair or personal expense, but almost entirely in real estate?