If the house does sell for more than the lender's opening bid then any excess goes to the former owner, after all fees.  

As far as the Umbrella policy goes you should look at an Umbrella Policy as "excess liability" or "secondary coverage" meaning the underlying policy (home or auto) pays first in a claim situation and if the claim exceeds the limits of the underlying policy THEN the Umbrella kicks in.There are companies that will sell you an Umbrella policy without requiring you to buy another policy from them ...but...they still want to verify your underlying coverage on the home and autos.Geico is an Auto insurance company first - they broker out the homeowners policy to other companies which is why you may not be getting good advice from them...plus it's an 800# and the kid you are talking to may not have any real world experience in what you are trying to do so can't think of any solutions.Try reaching out to a local independent agent or a Farmers agent - Farmers has options to put all but one of your autos in "storage mode", and should be able to combo that with your home as a landlord policy thru Foremost then set up an Umbrella policy for you on the entire package.

My tenant caused damage by leaving carpets with excessive cat urine and vomit all over, burnt holes in it with hot coals in a plastic bucket and pretty much never vacuumed stairs, cleaned shower etc etc.She wanted some TV wires back that she left so she was organizing a painter to come and fill the holes and repaint them.

Lots of things could have happened.Make sure to have your PM send notices about damage, and excessive noise if there is a clause in your lease.

Do you prefer a steady schedule and steady income or do you prefer a flexible schedule and a shot at big money (and big dry spells)?

Anyone here in the Atlanta area that has dealt with the Fulton county tax sales excess funds procedure?

This was posted by a respected member on the reddit real estate investing sub:https://www.reddit.com/r/realestateinvesting/comme...https://www.mauldineconomics.com/frontlinethoughts...One of the comments describes the "Minsky Moment", basically a collapse in asset value due to excessive loans being taken out, similar to the 2008 GFC."

The idea is to pull out all your money, any in excess of that is just a bonus.

Consider an excessive use clause for utilities.Talk to your neighbors and let them know to notify you with concerns.

Within reason, I did cut ties with one that tried to make what I thought was an excessive fee.