Maybe I'll make a policy to schedule all our leases to end in a spring/summer month range. 

Your primary insurance policy with $300,000 in liability coverage should be sufficient in 99.999% of all lawsuits.5.

That way you wouldn't need an extra policy.

That's easy compared to trying to fight and erroneous $13k water bill (a real issue we had) or an insurance policy tripling (that too).

@Jessica Seppo,Many people take the cost of an LLC and funnel it towards more insurance and an umbrella policy.

It is a special policy.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

It’s the same kind of policy when you own a home through a trust.

Typically, co-op's are less valuable than condos for a number of reasons such as supply/demand, lack of investor interest, older units, estate planning issues, financing and board policies. 

I am a complete rookie zero experience, zero properties and highly determined to get into multi-family investing.