I find the vast majority of my stays are families that love the games and 30-40% of the time they bring their pet as well.

They will not provide you that documentation.

Trustin your PM partner is important and they will follow your lead, so don't expect them to provide you with your business plan. 

I give these threats no thought because 1) my actions are appropriate 2) i document well 3) they have yet to follow through with any of these lawsuits 4) typically their ignorance is apparent in what they are threatening to sue for. 

(The claim situation)How did the umbrella policy protect you?

I have not been particularly following it

Drive around the neighborhoods to understand the lay of the land - if you have someone who will take you around and explain, better yet. 

You wanna be the 2% so BE the 2%.

I would caution you with searching for lenders as those that don't follow a draw process or will lend on anything may not actually be a lender and trying to scam you.

@Bryant XavierYes we provided documentation from the property manager who responded stating that the cause was the open doors and windows...didn't seem to help.