Hey @Greg Snell, I commented in another thread offering some local connections with PM companies.

This truly is one of those "reach out to a local real estate attorney" moments. 

I've had to pay for some insurance premiums and some late penalties on property taxes but i can say, I've never been successfully sued in 15 years, because our process is well documented and its not a pattern or pervasive or malicious in intent (Some elements needed to sue in my opinion) if we make a mistake and, I've always made the borrower whole.

You need to find a local insurance company where you want to invest, one who insures mostly in that area, and the rates will be better than you think.

This is probably a good question to take to a local real estate broker.

Hey guys,I've been self-managing for 5 or so years now but recently turned over the PM on a couple properties to a local property management in town.

Pick an asset class: Class A, B, C & D properties, research pros & cons, pick one to focus onPick a real estate market that matches your resources & goalsContact local agents & PMC’s to start sending you listings to analyzeAnalyze a few deals weekly, get comfortable with the market and refine what you're looking for

Study the market, get a local group together, and begin small.

I was the featured speaker with a local group (actually nationally presented) on building energy efficient homes. 

I'm not sure why your lease would state they have 6 months to catch up (unless that is due to local laws), that's asking for trouble.