One other market-wide factor I’d throw in is local government policies.

Got added to the property insurance policy as additional insured.4.

Then get a business umbrella policy.

We have not disabled ours or converted to gas, but Tenant must sign a Fireplace Addendum stating if they use it, we require a higher renter's liability policy with us as additional insured, rules on wood, storage, use, safety, they pay for yearly professional cleaning each year they are there, etc.  

We also have a firm policy, always enforce late fees and deliver a notice to pay or vacate on the 6th.

ONe its not guaranteed your renters can and do get kicked off the system for violating the policies.

Can anyone recommend a company that offers a builders risk policy to cover the construction period but then will also allow a cancellation and refund after work is finished to convert into a standard landlord policy.  

When we requested him to cancel the loan and refund us the closing cost - he said it was against his company policy to cancel a loan - even though the loan documents do not mention ANYTHING of that sort.

The 2005 loan shows it as a first lien so I assume they cleared the history somehow but they are unwilling to share the policy.

In fact I have a no PITA policy, which means if you violate it you are probably getting a rent increase at next renewal opportunity, which might be next month if you are on M2M.