@Idris HaroonLets put it this way, if everything went belly up you wouldn’t be able to afford the property taxes on a large portfolio.

Again, that is assuming the U.S. doesn't just go belly up.

Real Estate has gotten me fat. 

It's a big fat BS sandwich.The thing to do really, is to start speaking out and making a stink over such nonsense.

**Does and sale** - auto correct and fat fingers didn’t treat me right, apologies to those that care.

They are providing a service and get a fat check for it at closing.

@Ben Leybovich  if you set up Turn key in the manner your talking about it WOULD have to be syndicated as you would be selling a security.And these folks are just buying rental houses nothing more nothing less. they can also just contact a realtor just the same and buy off of MLS nothing says they need to talk to the actual rehabber or turn key marketing company..Much of this business is just new investors getting started in Real Estate.. and the belly of the country has RE priced for new investors IE they can get into the game with 10 to 20k down fairly low incomes and good credit... 

Oh Terrific, I fat-fingered the subject line.

(they are commercial, so they expect the business owner to have other insurances, since the size of the business may be variable).None of them offers umbrella.They both are supported by big fat public companies and we can trust them for stealing our money but hopefully they'll be there when we need them (humor).CBIZ has a straight forward policy, easy to read and understand.

Maybe an easier way would be to call and chew the fat with a couple of local appraisers, ask them what the average vacancy is and what cap rate they use to determine value in that area.