Talk to an attorney, but a good umbrella policy will probably be sufficient for what you're doing (and cheaper). 

Hello Mara HayesFor your situation, hiring a fee-only financial planner who charges by the hour would be a practical choice.

Feel free to DM too Aloha Andrew,  there are many choices today when it comes to CRM's -  GHL, FUB, HubSpot, Salesforce, Dynamics, Lofty, REISIFT, etc.. 

Your choice hinges on priorities—Cleveland for immediate cash flow or Columbus for long-term appreciation.

Each option has its pros and cons that can impact your investment strategy and overall success.HELOC (Home Equity Line of Credit)Pros:Lower Interest Rates: HELOCs typically offer lower interest rates compared to hard money loans.Flexible Terms: You only pay interest on the amount you draw, providing flexibility in how much you borrow and when.Revolving Credit: As you pay down the principal, the available credit replenishes, allowing you to use it for multiple projects.Longer Repayment Periods: HELOCs often have longer repayment periods, which can make managing payments easier.Cons:Qualification Requirements: HELOCs require good credit and sufficient equity in your primary residence.Secured by Your Home: Your primary residence is collateral, which means a default could risk your home.Variable Interest Rates: HELOCs often have variable rates, which can increase over time.Hard Money LoanPros:Easier Qualification: Hard money lenders focus more on the property’s value and potential rather than your credit score.Speed of Funding: Hard money loans can be approved and funded quickly, which is beneficial in competitive markets.Flexible Use: These loans are designed for real estate investments, making them suitable for purchase and renovation costs.Cons:Higher Interest Rates: Hard money loans typically have higher interest rates and fees compared to HELOCs.Short-Term Loans: They usually come with short repayment terms (often 12-24 months), requiring a quick turnaround on your project.High Fees: Origination fees and other costs can add up, increasing your overall project expenses.For a BRRRR strategy, a HELOC might be the better option if you qualify and have sufficient equity in your primary residence.

If you need financing, Id look into Fannie and Freddie's renovation products (Homestyle and Choice Renovation) since this will be a primary (cant use hard money).

Taking into account both immediate costs and future rental revenue, this analysis will assist you in deciding whether making the renovation expenditure is in line with your financial objectives.Second, you have choices when it comes to finance.

Should you decide to proceed with such a transaction, it would be prudent to ensure that sufficient capital reserves are available to mitigate this risk.

So if you're looking at the self sufficiency test that can be tricky!  

My choices (all were referrals and all are very nice people): 1.