I know they have have a stellar track record & hVe never missed a payment, but still I need to understand the safety of the investment in a worst case scanrio?

Operations- tenants refusals, either cull them before they get to you by requiring autopay as an example, document on their application why you refused them, make sure your facilities are maintained properly and no safety hazards exist, etcLLC.

However, if you decide to install HVAC, it should be based on the comfort and safety of your tenants.

Chicago's Residential Landlord and Tenant Ordinance (RLTO) and building codes require that all rental units meet zoning, health, and safety standards.

Depending on your hazards it could be as painless as a grand or two or we've done $40k+ lead reno jobs on properties with tons of hazards.

For that extra psychological safety of handling a that multi-M upscale luxury property transaction maybe worth it, but that's not your market. 

maybe the answer is some sort of Hunters safety course we all took as kids before we got our first guns.. you have a investor safety program that is not a guru LOL..

If I were to hazard a guess, would be lucky to get 1 in 20 bids accepted. 

It’s a very small asset class right now for any feeling of safety.

If it sounds too good to be true, then make sure that you take the necessary steps to ensure your own safety.