We have a property management office and we have dealt with section 8 and D class areas until we realized that the headache of chasing rents, constant negligence to the properties, and lack of communication from the tenant made our life much harder and also made the owner extremely pissed.This is the nature of dealing with that class of Real Estate. 

Arc-fault breakers are the new standard, are houses safer with them, of course but is someone foolish or negligent if they don't replace all their breakers with them, I don't think so.

Late payment fee is negligible. 

Your homeowners covers you (the house, liability, and your items/appliances), while the renter's insurance covers their belongings that are not covered under your policy and their negligence. 

Naturally, I immediately contacted NREIG to seek clarification and resolution.Shockingly, the response I received from NREIG was merely an admission of their own negligence.

Here goes:  Liability coverage is something like you were "negligent" (which is a legal term, but using it that way). 

Cost comparison will be negligible.

It was shut off due to their negligence.

So for instance the tenant slips and falls and wins $1,000,000 in court for your negligence as a landlord and your regular insurance policy only covers $250,000 then your umbrella policy should cover the extra $750,000 judgment against you.

And you were not negligent, it was a coastal flood?