Hello seasoned landlords in Los Angeles, Could you kindly give me names of good landlord insurance companies which offers auto, umbrella in addition to landlord insurance for multi units? 

@Scott Graham Welcome.Congrads, once I figured every discipline Engineer was getting more than me as an Architect I went into Mechanical (HVAC).Lot of meetings around, ours of course are the best!

I use Auto-Owners insurance for my student rentals.

I was about 25 when i  bought and basically left the place on auto pilot for the first 1-2 years.  

1. didn't know nothing about nothing but i knew i wanted to be involved in real estate somehow in some kind of way2. became a realtor to learn about the market, working with buyers and sellers, enrolled in real estate school and didn't do anything is real estate for a long time.3. drove 18-wheeler over the road never thought about real estate for awhile but something kept me pulled into real estate, somewhere don't remember where but it got stamped into my brain that real estate residential especially would be the biggest investment someone would ever make just opened my eyes wider.4. made a decision this year to learn as much about the mechanism called "envestor" aka investor, took some workshop training and learned to set a niche that could be the streamline to build my portfolio.5. took action by networking with area realtors that i knew to feed me MLS leads6. set my aim at the Multi-Family sector, it just seems so right for my approach of buy and hold.7. build up my network which lead to me finding 1st deal, 8. got in touch with my lender through my primary bank when i opened line of credit9. interviewed my contractor who i eventually employ which lead to his dad selling me his property, a 2-plex10. staying humble and committed to real estate with a passion to succeed, it is what drives me along with my faith to get up every morning and help my community build and grow stronger than ever, "we are stronger together!" 

Tax Liens and mechanics liens take priority.

With one property purchase for $100k, sure you'll have all 4 of those mechanisms working for you: 1 cash flow, 1 mortgage being amortized, 1 property appreciating and tax benefits from 1 property.  

Most home owners can't really prove this because there is no instruction in the lease on how a tenant is supposed to report maintenance, and no tracking mechanism to prove it.  

I have been a buy and hold investor for a while but I am at the tail end of my first flip.All plumbing, electrical and mechanical (HAVC) I have had licensed contractors doing the work.

What if all the nice mechanical systems that were replaced in the last five years are destroyed?