We had an umbrella policy and never had an issue.

My issue with last few years is sellers were comping to asset valuations in lower interest rate environment.  

So far, I've rated Evergreen and FCI lowest based on a number of reviews on different platforms that have consistent negative reviews mentioning certain specific issues that I find concerning (this is after accounting for the inevitable disgruntled customer/borrower who gets unjustifiably upset).Are you able to share any of your information?  

Obviously some potential issues with the lender, but how often do these deals really happen?  

If you really want one then I would have one drafted by an attorney to make sure you are square on all issues, liabilities, scheduling etc.  

If a 10 year investment horizon is an issue than this is definitely not for you.  

I am having issues with one property I own in Cahokia.  

If the damage is minor, again I think the tenant can simply claim the quality of the appliance was poor and they have the door-seal quality issue to further back up this claim.

Under $100k, were talking Old, beat up, it's coming with issues and the vast majority of time there is hidden uglies that come out later. 

The reality is there are many issues with ADUs as an investments and the poor valuation is just one of them.