Then the tenant should be required to add you as "Additional Insured" which protects you under their policy.

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

Understand the local permitting requirements, keep eyes on your property to avoid squatters, and make sure you have a great vacant insurance policy while you're renovating.

@Sean GammonsIf you’re aiming to buy two properties in a year, start with an owner-occupied duplex using an FHA loan, leveraging rental income to qualify.

You have five separate violations that are all grounds for non-renewal, and several of them are significant enough that I would aim for eviction.

While an LLC can offer liability protection and tax benefits, it’s not essential for a single property—personal liability insurance and an umbrella policy may suffice for now.

On a per-owner basis the policies will change for occupants over the age of 18. 

I appreciate all of the detail but what information was provided to the agent that wrote the policy?  

Make sure to mention that this violates the quiet hours policy and could impact their lease status.

Nailed it, the great moderation was extremely poor Keynesian economic policy.