I have included snippets of your message and my replies or comments in bold.What investor meetups I should attend- BP rules prevent posting outside events/meetups here.

Use this as a learning experience to refine your investment strategy and prevent similar issues in the future.This post does not create a CPA-Client relationship.

A sprinkler system isn't going to prevent a cabin from going up in flames if the trees around them are on fire. 

Because you state your goal is to prevent liability I don’t think the LLC will do you any good.

I like the idea of a hold back until the punchlist is complete, but that doesn't prevent an unscrupulous contractor from stealing the initial deposit...

Meanwhile, waiting 4 months will cost me $3,500 in interest, - though less than a second DSCR - and will prevent me from making another purchase and rehab, which I potentially can do all in 4 months.

I am going to look into this and see if there's no restrictions that could prevent me from doing so.

You can only do so much to prevent worst-case scenarios  EXACTLY!!!

Laws are now passed that prevent you from renting to yourself and claiming all the losses.

I believe I am going to make the unit all electric preventing the need to meter out the gas.