I used to say this wrong as well till my contractor corrected me.It's a rental, just put in a standard tank water heater unless these are very high end units.

In fact, I STRONGLY recommend you also have an appraisal and homeowners'/flood insurance contingency in there as well.

It is a little more challenging to break even on a BRRR in TX because of the property taxes and insurance so you might not be able to pull all your money out of the deal but I wouldn't let that turn you away.

(zoning, flood risk, insurance, roof age etc)  I also call the listing agent to gather the age of most important things if it is not listed. 

The benefit is you can make an illiquid asset liquid & in exchange collect royalties from people buying/selling fractionalized pieces of the property on a secondary marketplace along with the standard price appreciation of the property.

I plan on HELOC/cash out refi soon but my question is, should I refi in my name and get umbrella insurance for my properties going forward instead of via LLC to protect myself?

As far as the deed question - you could quit claim deed it, but you'd have no title insurance.

Even though our lease mandates renters insurance, neither had it even though one had shown us proof that they had it (the other due to language issues we always pretty much knew they did not have it).  

Mostly because the interest rates are higher than for a standard DSCR loan without the construction component to it.

Owners work out the compensation with the individual directly (typically around 10% of the revenue) and this generally reduces management costs from the standard (25-35%!)