The additional costs for commissions and costs are negligible in the bigger picture and if you are looking at capital gains tax it's a deductible sales expense which more than offsets the additional costs.

I'm sure you can include specific clauses in your lease to protect from a tenant's own negligence too.Also, you mentioned you want the income to be separate from you personally.

This law imposes duties on the landlord including: Abiding by any applicable housing codes (including state, city and/or county codes), and maintaining the property in a safe and reliable manner.A tenant can sue a landlord for a slip and fall as long the tenant can prove the landlord was negligent and the negligence was the cause of the tenant’s personal injury (broken or fractured bone, scarring, or another serious bodily injury).

She doesn't owe you unless negligent.

As an agent I can't go to the seller directly as an agent but that poses a gray area and honestly with the amount of trash agents that negligently do business I'm not worried about how I operate.

Negligent owners put their properties, but more importantly, their tenants' lives at risk.Bearing this in mind, I was hoping to secure the property early not through some sort of adverse possession or hostile takeover, but more through an amicable deal made directly with the owner. 

If your personal negligence is the reason you are being sued, they can go after you personally regardless.

And while years will have to pass before we can really understand the nuances of what leads to losses in each deal, and how to parse out what is due to gross negligence, what is due to incompetence, what is due to fraud, and what is due to bad luck, there are decisions that GP and LP investors have to make right now, to get the “least bad” outcome in a given investment.Some GPs are trying to raise capital via capital calls.

Here is how to avoid GROSS NEGLIGENCE:1.

There have been some vacancies off and on, as well as some minor repairs, but no issues that I was not fully prepared for (having done fairly extensive research on what to expect from real estate investing in general), and none that were due to any negligence or poor service on the part of OCF.