It's a 3 restaurant package in West Virginia (where we already have a base) and includes 1 piece of real estate.

If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).

Because it is an investment property, you would pay all fees, including appraisal.

You can request a hardcopy by calling (800) 226-9101 or (850) 488-1122.Include all allegations and supporting evidence, such as photos and timelines.Mail the form to:Department of Business and Professional RegulationDivision of Florida Condominiums, Timeshares and Mobile Homes2601 Blair Stone RoadTallahassee, Florida 32399You can also fax the form to (850) 488-7149.What happens next?

I would look FAR AND WIDE for someone to do an investment property HELOC -OR- go to a bunch of banks and CUs (including who you bank with now) to find someone to provide an unsecured (or secured if you have other collateral) LOC to get rid of the high int debt.

Our current mortgage terms include a late fee after 5 days, so they’re already paying extra each month and have to split the total monthly payment up between 2-3 payments when they get their pay check.

Including one with a "great" rep on here. 

Invested 3 years ago like others about $40,000 total which  included covering operational cost  for the first or so.  

For example, what is the monthly revenue for the property and what are the "All In" expenses, including mortgage, taxes, insurance, utilities, repairs, etc...

The risk of "piercing the veil" applies more to LLCs when personal and business finances are not properly separated, not necessarily to individual landlords renting a portion of their home.A more practical approach is ensuring you have a solid lease agreement, sufficient liability insurance (including an umbrella policy), and properly reporting rental income and deductions on your tax return (Schedule E).