For regular single family homes, aside from typical homeowner's insurance an umbrella policy of up to $5M is carried to mitigate the risk.

However, COVID 19 policies may cause some market shifts. 3) Making a turnkey a "good investment" is very subjective. 

LLC is for asset protection which you can keep it in your name with an umbrella insurance policy and get same results.

For your "average" residential home, doing it under your own name (not even really a sole proprietorship) is fine with insurance and an umbrella policy. 

This takes quite a bit of pressure off my shoulders by planning for their safety prior to planning for their future, though I'm doing both. ;) 

In CA, new assembly bills just passed which made it legal to rent both the main house and the ADU, made the ADU permit process have to be completed in 60 days or less, granted single family zoned properties to be able to build not 1 but 2 ADU units and also allowed multi family zoned properties to also be able to add an ADU (which was previously not allowed in CA). so I suggest you check with your local building and safety department to see what you can and can’t do.One play, as a suggestion, and if legal in your area, would be to buy a property and add the ADU unit to create more equity and cash flow.

Curious what kind of policies I should be looking into for house flipping with hold time less than a year and any possible companies in Las Vegas?

The insurance company (Auto Owners) has deemed it a pollutant which is exclusively denied in the policy though some have said it could be argued as vandalism?

There is a good chance that he would pay the subs for their first 30% with my second 30% payment to him, however, I definitely won't pay the contractor any more money with the discovery of the lien on the property and the subs not paid.Fortunately, I built a big enough cash safety net for problems and the deal is good enough that it can handle this.

My hunch is that the agent and lender both believe the house has too many health/safety issues in its current state for it to receive a clean appraisal with no conditions called out ... which means, no bank will lend you money for the house until all of those conditions get repaired.So, they are pointing you in the direction of a 203(k) FHA loan - which is a special type of FHA loan for properties like this that need to be rehabbed.  203k loans include the funds for both the purchase and the repairs; however, the repairs have to be completed by a contractor.The contractor needs to go first because their bid is handed over to the appraiser and factored into the appraisal to justify the full loan amount that you'd be getting.Good luck with everything!