Also, most Umbrella Policies only pay out if your underlying policy pays out, and the underlying policy will do everything they can to find an exclusion or that you were negligent (which you probably were) in the cause of action to get out of paying the claim.

For example Hospitable has a option for this through there direct bookings payout sections but it is only for specific states.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

What occupancy percentage and turnover cost did you factor in?

The moment the first payout hits your bank account, all that goes away.

Going direct instead of having a GC do the work will save you money too since that GC will put a percentage on top of work. 

It saddens me to see this percentage creeping upward constantly.

@Jason Dubon I use a percentage of the rental income to prepare for expenses.

The investor then gets the property for a few percentage points of the total property value. 

I don't know about the percentage, but my PM charges them $30 for a tenant package which they can opt out of.