One of my specialties is to understand the reality of the world's perceptions and overcome those disavantages, particularly with Technology which was why having an IT background became a really good asset for me.

Improved management - and technology - it's a story still being written.

(i already googled "DC landlord and tenant case lookup" and I am a millennial so nothing smart you all :) ."  

Probably a smart idea, but if a kid dies in your pool - no agreement is going to keep a litigious person from suing you. 

You were smart not to buy 100 year old buildings to start. 

If there's no insurance, you end up working the numbers and usually see it's cheaper to absorb some or all of that cost rather than turn the unit over and rent it again.Avoiding increased premiums is smart business too.

I know that there are some really smart investors in this forum, so I would love to hear how everyone is looking at things going forward.

NEIGHBORHOOD, AREA AND PROPERTY CONDITIONS: Neighborhood or area conditions, including Agricultural Use Restrictions pursuant to the Williamson Act (Government Code §§51200-51295), Right To Farm Laws (Civil Code §3482.5 and §3482.6),schools, proximity and adequacy of law enforcement, crime statistics, the proximity of registered felons or offenders, fire protection, other government services, availability, adequacy and cost of any speed-wired, wireless internet connections or other telecommunications or other technology services and installations, proximity to commercial, industrial or agricultural activities, existing and proposed transportation, construction and development that may affect noise, view, or traffic, airport noise, noise or odor from any source, abandoned mining operations on the Property, wild and domestic animals, other nuisances, hazards, or circumstances, protected species, wetland properties, botanical diseases, historic or other governmentally protected sites or improvements, cemeteries, facilities and condition of common areas of common interest subdivisions, and possible lack of compliance with any governing documents or Homeowners' Association requirements, conditions and influences of significance to certain cultures and/or religions, and personal needs,requirements and preferences of Buyer.Things I'd suggest including is investigation of services and feasibility of connection to public services specifically.

Smart investors will flock to more experienced, well-capitalized Sponsors.

@Michael Deering smart!