With some humility, I’d like to say it’s keeping the finances separated/organized and liability protections, or everyone’s favorite question… do I need an LLC?

Would there be any liability there in your opinion?

We are now beginning to crack down more as some insurance companies for property owners are asking for copies of all renter's insurance policies to issue liability coverage on properties.Aside from having in leases that renter's insurance is a requirement, how do others actually enforce the tenant getting it?

A pool can be a big liability, but can also be a bonus for the right tenant that is willing to pay extra for that amenity.

First, think about asset protection and consider whether holding your property in an LLC or similar entity might provide liability advantages—consulting a real estate attorney can clarify your options.

Thanks everyone, just to clarify, I'm looking to move my properties into LLCs for the (however thin) liability protection.

@Dominic Holt none of these issues are really excusable, although can see how they might have happened.Regardless, the PMC should be taking on some liability!

The landlord policy will usually address liability and rental income loss for the rented unit, while the HO3 covers your personal belongings and liability for the owner-occupied unit.

Although Philadelphia is only requiring you to get General Liabilty, I think you have a bigger exposure to Professional Liability (E&O) insurance. 

But the answer for everyone may differ.Here are the personal attributes I see in those able to achieve a higher than market ROI, enough higher to be able to “scale”.1- Knowledge of real estate principles, real estate law and real estate finance2- Minimum 3 -5 years full time, or near full time experience directly related to real estate investing3- Ability to utilize technology for increased efficiency, capacity, and accuracy4- Excellent hired legal counsel and excellent hired marketing help5- Established method(s) of obtaining consistently high QUALITY deal flow6- Ability to manage and choose people who are NOT employees: Attorneys, Appraisers, Mortgage Brokers, Real Estate Brokers, Title Companies, Surveyors, Marketing Specialists, Accountants, Contractors, Consultants, Property Managers7- A VERIFIABLE track record of success8- Ability to identify, analyze, and negotiate a deal that can be “worked” for “enhanced” ROI9- Some type of competitive advantage; for example for me it’s my ability to analyze and identify mortgage loans that are actually less risky than all other lenders believe (on the investing in debt side), and on the real property side it’s my ability to analyze”pull the trigger” with LESS information than other investors need,  combined with the ability to pay cash, or raise significant capital almost instantly as well as being able to obtain loans at the lowest prime customer bank rate with no recourse or personal liability.