I've asked around and even my attorney doesn't have a great solution.

You can get a commercial umbrella policy but that will not cover your own residence and autos just the commercial properties.

I want to live in the property as my primary residence for a few years, but although it will be my primary residence it's also an investment so to me the numbers must make sense.

I currently reside in Atlanta, GA and the market is hot! 

Our residents for the most part could not come up with a larger security deposit.

I have a 3bdrm condo in eastern WA that I purchased in 2006 as my primary residence (with the intent to rent when I inevitably left the area), it has been earning rental income for me for ~5 years now.My REI plan is to purchase buy-and-hold MF investment properties to generate cash flow.

I use a strategy and only buy lots that have high potential to be build able or are next door to a resident home owner.The resident home owner is the key.

Using rounded numbers I have a $1m home that's my primary residence. 12+ years of never missing a payment.

What about moving into the rental for a period of time (making it your primary residence) and then selling to take capital gains exemption for your primary residence?

The biggest factor that cant be argued is, tankless are MUCH more efficient, if the choice was for personal residence, its easier ,  for an apartment, if it doesnt save my dollars, it doesnt make sense.