Insurance is all you really need to protect your assets. 

You can knock on the door and claims to be “from the insurance company” or something but more often than not you’re gonna have the door slammed in your face.

The rents for my size properties are between 2200-2500, my payments with taxes/insurance, water are 1800$.

He is licensed, insured with over 10 years experience.  

If you aren't worried about liability, then you can consider the joint venture/general partnership and look into adequate insurance. 

Well, to my not so surprise, no insurance lenders are finalizing policies until after FLORENCE passes.

My investments currently, (After having been burned in C/D/F areas) are all in A/B areas, with A/B tenants in stable markets with high demand, and I have 20-25% down on all my properties, and probably 50% equity in most of them at this point.

If you want to show them respect, go talk to them informally and let them know what you're doing (after checking the bylaws to insure it's allowed).

I would also look for a way to LEGALLY get them out of the rental as soon as possible and get someone qualified, mature, and stable in there.

Especially in snow and rain.I am looking to attract a more stable and better tenants.