Or you can buy one from AIA as they have short form standard contracts. 

Using your ratio that leave 13.38% for pm, insurance, maintenance/cap ex.  

Crossing the lines may not provide proper liability protection.Personally, I just kept my SF rentals in my name and got excellent insurance coverage, $500K per property plus a $2M umbrella.

The way I interpret the following policy clause is that so long as the property is defined as other than "VACANT" which is the case when the property is being "constructed, altered or repaired", the 30-day time period and vacant status does not apply in this instance: We do not insure any loss at your premises if your dwelling has been vacant for more than 30 consecutive days immediately before the loss and the declaration page indicates an occupancy other than “VACANT“.

I would recommend buying a standard SFH with opportunities for an ADU, or a split floor plan where you could rent out the rooms!

and trailer stolen, workshop robbed 3 times, business bank account hacked and Not Insured (w a bank name like C#@$e), hip replacement, Botched oral surgery for sinus cyst 3 times, So Far, that caused an infection that kept me from working most of 2024 and just now recovering.SO Fire Sale February for me But I’m too broke to finish a punchlist to keep rental certificate open on top of living expenses and cover unexpected bills.Seeking micro bridge loan in the $5-10k range to be repaid at sale of house.I have another small single family paid off and rents for $950 as well.Any advice or suggestions for resources Greatly Appreciated 

Transparency and professionalism are core to how we operate, and we ensure all properties have clear, insurable titles before closing.

Out of my 32 properties, I’ve seen insurance rates drop by up to 40% on renewals, and property tax increases are finally slowing down compared to the crazy jumps we saw over the last five years.

Insurance is definitely an issue there, and will continue to be.

With that they may be able to recoup from their renters insurance (hopefully you require this)  If locks are damaged and the unit isn't secure you would need to take care of that right away.