Again, solid opportunity.The company that owns this does NOT need the money (they are huge), this is something that they have by accident five years ago they are looking to get rid of as it's not in their wheelhouse.  

I define a good tenant as someone who: Pays all of the rent on scheduleTakes care of the propertyDoes not cause problems with neighborsDoes not engage in illegal activities while on the propertyStays for multiple yearsGood tenants are not an accident or the norm.

I found this on accident the other day and it blew my mind.

If it was a car accident, In Ohio, you have 2 years from the date.  

I pay an additional $500 per year to cover my tools and equipment, and another $200 per year to cover a "non-owned vehicle" (so that if my employee is driving to make a repair and is on the clock and gets into an accident, I'm covered if the plaintiff's lawyer goes after my company).I'll have to double-check with my insurance agent about the cost implications of forming a new PM LLC, but I don't expect it to be thousands of dollars in additional liability coverage.

The more you do that, the better you'll get at it but even still most won't sell on first contact.Assuming you found their house D4D, their house is distressed, and it can't be fun and most likely not an accident that they are living in such a state ... they have a problem, figure out how to tactfully drill down to what the root problem is, and if you can present a solution to that problem that is still profitable for you then you can likely make a deal.One other suggestion is to to reframe it not to what they have to lose but what they have to gain.

His brother was in a car accident on New Year's Eve, and was in a coma.

This is the most common example given: You own an LLC with a rental property in it and you are found to be at fault of a massive car accident.

Spend a few hundred bucks and fix this potential accident/lawsuit waiting to happen.

However, insurance is limited because it only protects you from one type of liability: accidents/negligence.