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.

I think @Paul Sandhu captured the list of skills you need to find, and that you can probably find someone with "3M Talent" (or at least "2M Talent" to cover several areas.)

Set aside a big pile of cash or rely on a line of credit you won't be using.The oversimplified insurance concept is to pay a small premium to cover a large loss.

in cash flow would cut it for me. i'd want enough to cover the mtg, but also R&M and a little for vacancy. if i can't do that plus have a little actual "cash flow" left over.... i'm still here :) if that's any indication. 

If you want to take pictures of some of the work you did, you could save that in a Google drive as well. 

Also, did not even think to take pictures once she moves out so I will definitely be doing that.

No income statement,  no balance sheet, nothing that can give you correct financial picture. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

10 years ago my property was 90% VRBO, 10% Airbnbsame property 10 years in using both,now it's 90% Airbnb, 10% VRBOsame property, same pictures on both sites, etc.

Do you know of any decent sofas with zippered cushion covers that can be removed to wash?