Umbrella insurance, a quick explanation would be nice, from what I understand it's just a bigger coverage for your property.

Only thing was when I hit more than 4 I was required to remove the liability off each policy onto an umbrella policy but it's cheap. 216/year for 1 million.

My limit requirements are:Commercial General Liability Insurance$1,000,000 Each Occurrence Limit (Bodily Injury and property Damage) $2,000,000 General Aggregate per Project" $2,000,000 Products & Completed Operations Aggregate"$1,000,000 Personal and Advertising Injury Limit"Business or Commercial Automobile Liability Insurance$1,000,000 combined single limit per accidentWorkers' Compensation and Employers' Liability Insurance$100,000 Each Accident$100,000 Each Employee for Injury by Disease$500,000 Aggregate for Injury by DiseaseExcess or Umbrella Liability$1,000,000 occurrence/aggregateAm I asking too much?

I have all of my personal insurance (car, home, umbrella) policies with them also.

If a tenant signs a 2 year lease...pays first, last and security....then at the 3rd year...obtains HUD assistance....how does the LAST MONTHS RENT get handled after 9 years under the HUD umbrella??   

There are tons of protections, insurance (hazard, umbrella, E&O, workmans comp), LLCs, policies, etc.  

There are two major things you can do here:Have a solid umbrella policy to on top of whatever other insurance you already have in place.Require your tenants to have renters insurance.

these suggestions are spot on. either charge them all and hire someone. or eliminate it and put benches umbrella so they can eat lunches outside.but then again... who'd want to be outside in AZ at any point 10 months out of the year?

If the damages exceed your $300-500k liability and the $1MM umbrella you carry (hopefully, they're quite inexpensive for the coverage they offer), does the tenant's $100k policy make a real difference?  

I'm not in CA so I'll defer to others, but I'd imagine that given the severity of it this would fall under the natural disaster umbrella.