It's start to get pretty bad when your "cosmetic" rehab goes over budget because the city/village starts asking you to open up more walls, change plumbing, electrical, etc.

I'm trying to figure out who to get some quotes from and my general direction is compromised (the one I would use that I use for auto doesn't do rental properties (I think) and my primary house company we've had a claim with and it's been a slow dragged out process since the adjuster is completely overworked (or lazy, who knows) ) so now I feel like I'm just randomly googling it and I'm sure that's not a great way to go, so any help would be much appreciated!

I'm currently in the auto industry and need to make a change in my schedule for my family (from overnight to day shift) while I work on my investing on the side.

Shop your insurance with a broker rather than going to USAA or your Auto insurer.

We listen to their story, we feel their pain.Without our tenant objecting to his being there, we had to go the route of serving her a "comply or vacate notice", contacting her case managers (Section 8 and senior assistance), and rallying the village for her safety.

If you want, I can set you up on an auto search for active and new duplex properties that come on the market in LA county. 

This may be called something different in NJ, but basically, it gives the Tenant notice that you will not be renewing (or allowing for the auto-renewal), and giving her a 30 day notice that her lease will be ending, thus requiring her to vacate.So with a cure notice that wasn't cured, and a 30 day notice of non-renewal, you eliminate her excuses in court.

Safeco will do an umbrella with your auto coverage.

Why not buy Umbrella Coverage for your properties, through either auto insurance you have or your primary residence?

Auto-correct got me on that last post darn it!