Rain water used to sit in back yard and crawlspace.

They will get a $100,000 liability to cover fires, water damage, accidents, and more.As @Greg Scott stated, you should require your tenant to add you as "additional insured" on their policy.

While living in the property, after expenses, all of my properties have operated at a paper loss with standard depreciation.

Hey CJ, I definitely don’t think you should be lowering the standard of good service.

Water submetering is more difficult with smaller properties; especially older ones. 

Having the standard analysis is excellent, but having additional criteria that are more personal might also become helpful during this process. 

Raise the Standard Real Estate LLCCharles Anthony

All of that is going to be very helpful while navigating new waters.

Home365 quoted me by phone last week 7% monthly management fee and 50% placement fee for their "Standard Plan," but their WRITTEN Prop Mgmt Agreement actually lists many fees and limitations.

CalPERS was considered the gold standard of pension programs but it's a shell of its former self due to mismangement and unfunded liabilities.