I did talk to an attorney today and he said enveloping the property in one entity, and then another, and then another was cost prohibitive and completely unnecessary.

They are completely unnecessary.

Imagine if you have lots of units, this could create a lot of unnecessary work.  

Time is money, never waste time creating a unnecessary vacancy. 

Looking at some of my own properties I see numbers a couple percent under that, however I had to make some adjustments for unnecessary repairs (upgrades) that I did, on one property I had a big issue from a storm that took a $1000 deductible which put it well over that mark but since it's not a typical cost I removed for this; so with that kind of stuff in mind know that you need to be prepared for greater and when I take these things off for this purpose I do not ignore them which is why I have a good reserve fund that I always hold for nontypical repairs (when I tap into that reserve I shift all cashflow into rebuilding it before I do something else with it).

Think about it this way:  in general, a renter has less money to work with than a buyer, and is therefor less willing to pay a premium for an unnecessary luxury like an ocean view.

Long story short, I was overcharged for the required repairs, and charged for repairs that were completely unnecessary.

But I would not be inconveniencing a tenant to do unnecessary cosmetic work that did not have a payback for me.

Don't want to cross any lines or draw unnecessary attention, but still want to do the right thing.Thanks so much everyone

They definatly will not cover damage if there is any.Pet fees are a joke and completely unnecessary if you stay on top of your business.