Quote from @Sara Valentine: Maybe you were fortunate in years past.

Yes, we meet the 1st Thursday each month for our main evening meeting and we meet the 2nd Saturday each month at 8am for Dealmakers Breakfast Club. 

Welcome to the club!  

I personally concur .. they charge 6k to join the club they bring in folks who have no experience and set them lose.. with so called training..

That means having a great property manager and attorney.I've had a few problematic tenants since I started investing in 2019, but fortunately in each of those 3 cases we've been able to negotiate an early lease termination.All investments come with risk, so the key is to mitigate and manage it as best as you can.

Fortunately I have all the standard contingencies.I also question what is a fair price for insurance.  

The state will balk, the CCC and Sierra Club will sue, but can they afford to with a disaster of this magnitude? 

I always discuss investments with others in an investor club because other people might think of things that I might miss.

MOST INVESTORS don't understand this and are fortunate to not get stuck in a position similar to the ones we faced.People don't seem to comprehend just how much "luck" has to do with success. 

They have made major sacrifices and in most instances they have sunk fortunes into their portfolio to pay down the debt.