As real estate investors, we have a very unique set of needs and most companies and agents out there are limited in their ability to structure things properly and even offer the right coverage in many cases.One thing everyone needs to understand is that anything having to do with rental or any other form of passive/residual income, is considered a business exposure and absolutely needs to be separated from any of your "personal" activities.I've been in the insurance business for 11 years and as an independent agent prior to becoming a real estate investor, I made this mistake all the time because I simply did not know, and most don't. 

I sense where people are coming from, pretty well, and if I get bad vibes, I'm not going to add to their abilities to do damage.

The benefit to them, especially if they have rolled and rolled 1031 exchanges, will be the ability to sell shares as they want over time. 

However, when dealing with residential lending (4 or fewer units) the bank is more concerned with your ability to repay where as commercial, 5+ units, looks more at the property's ability to generate income.  

Being an MBA and student of finance, my brain automatically evaluates everything we do to the financial sustainability ability.

A point system, wherre you get points for things like age (younger is better), assets, education, ability to speak the language, etc.THAT would be good for real estate.  

Yes, those starting out, and beyond, who are self employed look for every expenses they can, some exaggerate and that reduces your ability to borrow.

Instead, what they need to do is tap into the local real estate investor community and those people with networking abilities to put those projects in the hands of experts so they take off.  

Just got a flyer for my duplex in Hallandale, FL stating next year the utility accounts - water, sewer, sanitation must be in the name of the owner on record, and not the tenants.Owner will get a bill, and be responsible for the bill. 

His did not work out, and he believes the reason is that he did not have the ability to get quotes from multiple contractors and thus ended up with unnecessarily high labor cost.