Less than double the premium on the homeowner's policy I had previously, with a higher limit and lower deductible. 

After contacting four insurance agents, I've been consistently told that I need to purchase two separate policies: one for standard coverage and another for liability.The only option presented to me is the California Fair Plan, which offers limited coverage.

Generally speaking, knowing your limits & your investors limits as a private lender is most important.

Then if you want you can gift that back to her using annual gift limits. 

It sounds like you're working really hard to make this work for them instead of measuring them against hard standards.I recommend you establish clear screening criteria.

Hold firm.If you get nervous, drop the rent $100 per month or confirm your marketing is good.You do limit the prospective tenant base by restricting pets, but that is your prerogative.

It comes down mostly to your Management Agreement, although I doubt they would expose themselves from this clause.Max Spending: What is their limit to spend without your permission? 

Granted, this was years ago and before rents went crazy in COVID, but I was never getting anywhere near the Section 8 limit, but I was getting roughly market rate, more or less, for my properties.  

Good opportunities, early stage opportunities, may not have the best online presence, but be otherwise legitimate.Also IRR is a vanity metric, it's the wrong measurement.

I’m limited to my house price while my partner is getting his masters and doesn’t have a full time income.