I have regular H06 insurance policies on my rentals condos in FL with about $300K rental liability and also carry CBIZ professional/commercial liability insurance policies for about $1M on each.

@Luis Valdez  Why not just hire a professional manager who already handles all that for you?

The goal would be to earn some extra side cash to save and to network with other real estate professionals.

., from a "professional lender" that is not a bank: Rates will be higher and less flexibility than with "private money."

From your post it sounds like you had estimates from professional contractors that know how to run their business . 

I'd like to use something more professional and appropriate for this site.

Once you get a couple deals under your belt with professional investors, you'll be able to better assess deals for yourself.I don't personally know @Michael Blank, but I know lots of folks respect his operation as well.Best of luck to you!

If you are in need of reliable and professional workers feel free to send me a PM here on BP  

Bought another property for the first time from Sherrifs auction to gets hands dirty and learning hands on regaining the property very hard way and working with individuals not very professional but got through and rented the property after almost 1 1/2 years of rehabing.

Don't make the dog your problem, you can very professionally and respectfully; Tell them that it' their duty to control the dog and let them know that if it happens again, they are putting you in a position where, even though you don't want to, you HAVE to act.