There is a struggle in finding PMs that you can actually consider an expert in the field.

Would not consider an apartment PM for my SFR Properties if that is their primary focus. 

I booked 199 days last year but that was what I would consider an anomaly.  

You could also consider an FHA 203k loan if a property makes sense for it.

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 likely to be higher, then you may consider an umbrella insurance policy.

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 likely to be higher, then you may consider an umbrella insurance policy.

The downside is that most knowledgeable passive investors won’t consider an investment that hasn’t had at least a Reg D filing, and that the sponsor opens himself up to lawsuits from disgruntled investors and has no statutory defense that he would have had he done a proper Reg D offering.  

I would also consider an on-demand heater that requires less space, no drip pan, easier venting, etc.

Make sure it cash flows and consider an independent appraisal.

You may want to consider an umbrella policy with a lot of coverage.