Because good, close, human relationships are the key driver of happiness (not an opinion; a data conclusion), real estate investing should be used to prepare for or buttress, protect, and enrich what ought to be our primary objective: loving those around us well, and being loved accordingly.

Through trial, error and experience, I created and now utilize an extensive Rental Agreement, along with requiring the guest's Drivers license, credit card and everything while requiring a hefty refundable security deposit if they want it back - they leave as they found it.  

I’ve done some volunteer work on skid row in LA and based on my experience poor prison release programs, substance abuse, and mental illness are the primary drivers of homelessness, not heartless landlords.

These areas have experienced significant price and rent growth over the past handful of years and there are several drivers that hint at continued growth. 

If in the event you do have a very high external risk profile that might attract a real lawsuit (a drug addled teenager driver) then acquire the level of umbrella insurance commensurate with your real risk (not phantom risk from some imagery "predator" instilled in your mind from a group scare monger selling you an LLC template).I would go even one step further and say an LLC in practical effect may actually INCREASE your risk profile as it could easily lull you into a state of complacency running your operation both in a careless and reckless manner.

Heck, my daily driver is a 1990 Chevy truck that I bought in 1994 and I'm teased mercilessly about it. 

Plus it's safer than any car or SUV and it will basically drive you to and from work, so it's almost like you get a free driver included also.Life's too short to drive around in old, unreliable cars.

@Walt B Philip I do not see inflation as a driver, particularly if employment trends hold.

I think some people forget how the economy is all connected. ...if more people start working from home, that small restaurant next to the office park loses their core customer base...out of business...unemployed. ...if more people start working from home, less cars on the road, less oil consumed...oil is the main driver of the economy.

You got a hurricane forming over the Atlantic, do you ask a taxi driver to ask you where it's going?