This is usually considered a civil matter and the police won't touch it.I have had two incidents where the tenants did about $2,000 worth of damage (materials only).

And this was after an incident where the tenant's kid covered the aquarium with a cloth for some reason and it wicked the water out of the tank, onto the floor, damaging it along with the first floor ceiling.  

In other words, plan it out where this incident will be a reminder for you but in the grand scheme of things is just a blip.Edit.Yes, my younger idealistic self made many mistakes. 

There is shooting incident at property.

Not to mention, even before this incident, the tenant has flouted the HOA rules by repeatedly being warned to keep their dog on a leash. 

Cops will usually keep track of all the incidents, and they will eventually get sick of dealing with the problem and the situation will likely get escalated to the point of people getting cuffed & stuffed.

I had to prove what we had spent up until the incident and then follow up every couple days for close to 8 weeks and they finally wrote us a check.

But even if they are properly insured, what liabilities would I take on in if there was an incident?

We had several incidents of repairs that were paid for and did not happen, vacant properties without any engagement for months, and an overall lack of interest in our business.

“They got all excited and tried to take it,” he says about the incident that resulted in a tear of the back cover.