In a depreciating market where buyers are few and further between, it is important to price your properties at the lower end of the comps to get the best exposure and get the property sold.

So you will need to purchase a separate Liability policy.You should know There are insurance policies that combined the builders risk/ Liability/ vacant building exposure.  

Should answer some questions.In some states, if you are the only owner, the state treats it as a sole proprietorship & you really gain no extra legal benefits.Generally speaking, an LLC will limit your exposure to law suit to the equity you have in a property, ie your down payment plus appreciation.  

I mention this just so folks get the fact that commercial is different than residential.You'll get an exposure to some creative approaches in the new book on BP that Brandon has authored.

Why would you put substantial risk exposure up for a small sliver of something??

Your risk exposure is minimal otherwise you better have a good exit strategy for other plans.

You want a property to have the maximum exposure and you want agents to WANT to show your property.

Anything permanent there seems an exposure unless the short term returns are massive.One example: @40 years ago my wife's husband moved down to Houston, from OH, to work for Kroger foods.

The electric company plugged in the new meter and drove off, the fire started shortly there after (no interior inspection occurs and the tenant doesn't have to be home).The investigation identified the kitchen stove wiring as the source of the fire (I personally think the stove may have been in use at the time of shut-off and was left on so the sudden restoration of power caused arcing), wiring was not ruled out so an electrical inspection was required by the city and they concluded all wiring in the unit (romex) would have to be replaced due to ambient heat exposure. 

It is key to where the property is located that you want to purchase to call the local utility companies and see how they operate and what your exposure is if things go wrong.