You can make a claim under your policy and pay the deductible, you'll sign a subrogation agreement allowing your insurance company to collect from your neighbor's policy.Or, contact the neighbor's company and ask tem to cover your damages, they can without you paying any deductible.Or, you can file suit for damages against the neighbor and their insurance company will defend them under the liability portion of their policy and cover costs. sounds like you would have no problems with this route but you need to speak to your attorney.

The work is in presenting so that you can defend every number since the bank will ask.

I am not arguing your philosophy, you do not need to defend it I have simply pointed out why investors can not give you advice that would not be contrary to your approach.1) pay off last $232k which would basically be at a 10% rate bc it would take my $3500/mo rent and turn it into $2200/mo cash flowYou do not place any value on cash therefor can not view it from a investors perspective.

The LLC does not include a duty to defend you if you get sued. 

When a court in Harris county gives an order of sale for a HOA delinquent defendant, the text of the order usually says "Order of Sale shall issue to any sheriff or constable within the State of Texas".Usually the HOA cases are handled by smaller attorneys representing HOAs in contrast to tax delinquent plaintiffs.Does anyone know where the HOA liens gets posted on what website?

The umbrella will protect your equity in the property and (assuming it's a good policy) pay to defend you as well, which an LLC won't.

I am not defending the way the mortgage industry works by any means, I am just trying to explain that these things are typical and yes it appears to bother you....An experienced agent would have known how to get around it   ie: Amending the contract to make the $2000 a credit towards buyers closing costsI am not saying that seller's make good on agreements outside of closing but you both will sign an agreement at closing saying that you won't so..... hypothetically let's say a seller decided not to pay and the buyer sues in small claims for $2000. 

I have lived through furnaces being stolen from the property, water heaters taken, siding removed from  the houses that had siding,   Copper pipes being ripped out of our houses, to Ministers who rented our homes saying they could visualize themselves living there forever, but inside meaning to never pay the rent of course.

., Defendant(s), dated January 26, 2017, filed January 30, 2017and recorded in Book 10 of Lis Pendens on page 264.6.

Since these are not on the market you simply need to use a consistent defendable rationale.