I’m curious to hear from private real estate investors who’ve faced unexpected insurance claims and were protected by an umbrella insurance policy.We often see discussions whether investors should use an LLC or an umbrella insurance policy.

Very unlikely unless you find a private lender/individual to do this as a one-off. 

As noted, if your options are Reg D, private offering vs fully registered public offering, even if you are talking Pink Sheet (OTC) stocks, you have public filing costs, annual audit requirements, and likely more on-going expenses that have to be covered by the property(s) owned by the offering.  

This is in a town that has a very good Private College - Baylor University.

All in all it ended up taking just over 2 months to get the plans approved because everything had to be done by email.

If I wasn't able to get the cash together, using a private lender would've been a good option.

Coos Bay - The main delay with application in this area is whether the property is on public utilities or has a septic system and private or public water source.

Big cities tend to have more regulations, more crime, more leftist-leaning policies that hurt investors and private property rights, etc.

If discussing with someone in a forum and you all take it to private messages, that's a different story.

(I've contacted you via email multiple times and I have not received a reply as of yet either.)Here is the pro forma given to me when looking at investing:There are several problems with this.