It is noted that many share a belief that the very action of having an on site inspection is a force that presses many into self-compliance where a market with no inspections, only retro-actively addressing problems vs pro-actively, would result in much higher occurrence of incidence. 

I actually didn’t know you could post an insurance claim prior to an incident.

However, I have not replaced my AC on the home warranty but they fixed a few things with $75 deductible each incident. 

I just learned after 6 years of have rentals that I need to have a commercial umbrella in order for that to kick in if my liability insurance doesn't cover an incident.

Those only kick in as a result of an incident related to that particular property and don't apply if its only related to a different property.

It's hard for me to imagine not being present (especially after hearing of my this incident with my friend), but it doesn't sound like that's the norm.Horse sales aren't regulated and the industry is very much reputation based, so there are a ton of factors at play on any given purchase/lease/trade deal.

Get a binder and write a separate page for every incident with the neighbor. 

You can then replace the locks on the unit...and by you I would suggest NOT being there for the incident and having a handyman/property manager handle that.

And, I'd like to read of a single incident of a landlord supplying a mower and the landlord being sued for any reason at all related to said mower. 

Incidently, when confronted today with the photos, he tried to tell my partner the huge pile of trash in the BACK YARD was probably dumped there by rogue trash dumpers who dump their trash at vacant properties!