Personally, I would start hitting the education piece of real estate investing hard.

The protections are there because beat cops are not qualified to determine who is a tenant and who is a criminal.Just as LL should not provide keys without rent, security deposit, credit check, etc, tenant should not pay a dime without a lease agreement that gives them certain rights.  

@James D.I can recommend 2 contractors I have personally use.Send me a DM.Goodluck

Personally, I don't think you have a shot in hell of assigning the liability to the tile company.

Now this number will change if the person pays off early, etc. 

So how about an estate where person passed?

Your best asset would a friendly real estate agent. find the right person who's willing to help you and educate you along the way. 

I have never personally had issues with insurance even in the valley for my clients now that I think of it. 

My personal preference is to talk with someone who is where you want to be.

House hacking will also give you some personal "property management" experience.