I've been reading James Kandasamy's book on passive investment, but that all seems super sketch and I want to get in by myself to mitigate some of that risk.

Or could you ask your landlord to start searching for another tenant, legally they're supposed to "mitigate their losses" when a tenant wants to leave early by searching for a new tenant.

They can mitigate this if they have a super organized assistant that is making sure the work gets done.Every lending problem I have ever seen was due to the lender dropping the ball in some way. 

Extended Period of Indemnity for rental value (income) of 18 months - tenant is requesting to move to 12 monthsI think I am ok to revise the limits but I think there should be something in this for me in order to mitigate the risk. 

But as a risk mitigation strategy in the shorter term for future eviction moratoriums, high unemployment and other (landlord) unfavorable politcal or economic policies, we are planning to make a big effort to find section 8 tenants for maybe 10-20% of our units.

Your insurance can recommend a company to do the board up and early mitigation work.

It's been 6 wks, and damage mitigation is done, but repairs not yet even started, so this will likely take a while.There is an open liability claim for the at fault unit (they have a renter's policy) that I've been dealing with who have been putting up a fight.

A landlord, however, isn’t able to just sit back and do nothing while collecting rent from him for the remaining months of the lease.Generally, the law requires landlords to “mitigate their damages” and make a reasonable effort to re-rent the unit to another qualified tenant.

This could be a complicated situation if you are to mitigate your risk as well as turn it into being even a remotely good investment for yourself.

This effectively mitigates the need for a large liability limit on the property insurance so long as you are doing a good job with property upkeep and your other responsibilities.