I am about to turn my primary residence into a rental and I am trying to decide the best way to ensure HVAC maintenance given that doing it myself will not be an option.

It is a competitive market right now and doing the above helps ensure that you've done your research and that you have your 'ducks in a row' before you pull the trigger on an investment. 

I'd never go back to that though because it isn't efficient for what we are now doing.

If it's personal, usually you have to have your auto and often times your home policy with a carrier to be eligible for the umbrella (but not always)If it's commercial, it's much easier to only put your rental properties only under the umbrella policy.Finally, if you have any amount of entities (LLC, Trust, etc.) which own the properties, you would want to ensure the umbrella extends coverage over those entities. 

Just because you could be sued though doesn't mean they would win and I would think you would have to have some sort of negligence, just keep up with the property and ensure your tenants have the proper insurance. 

Keeping a correct account of the DNC's, follow-ups, or bad addresses will increase efficiency and decrease your cost per lead. 6.

Once you have that flow of possible deals, you need a fast, efficient way of sorting them into piles.

They feel that if they hand over their prized asset to a third party, the other people will not be able to run it as efficiently as they do themselves.You must realize that when you are a landlord, you are in the tenant business.

If you can't wait to change for some reason, get it all lined up with a good handy man that can do the work fast/efficient to be convenient for the the tenants vs. trying to do it yourself. 

But I also want to ensure I'm not using unrealistic criteria.