It sounds like you're looking for a 'private mortgage insurance' or MIP type policy, which if so I don't believe there is any equivalent in the SF space.If you're the seller and the buyer has a homeowner's policy on the property that protects you if the property burns down or is damaged.

And believe me, those people can hide behind all the LLC's they want, but they cannot hide their name and face from the people that worked with them in the past and got burned. 

What happens to your plan if you are injured or burn out?

Thanks @Cassidy Burns Here is the link to that intro article:https://www.biggerpockets.com/...

(OK, so it's silly on a few levels, but then again...)Sure, there's plenty of fat on those bones any one of us *could* carve off. 

We have tankless in our vacation home and it takes FOREVER to heat up unless we increase the heat and then possibly risk someone burning themselves. 

On the fat edge/face of the floor joist?

I'm glad you're running the numbers because some out of state investors don't and you can get burned when you arent working with an investor agent.I'll keep it short but as you're seeing it's difficult to find a reasonable SFR, turnkey and cash flow as an LTR.

Should have burned this one to the ground.

If you go with tenant 2, put the third adult on the lease and get them to tell you that he does not have a terminal illness, I have burned by that in the past.I like to have low income applicants be between 28-31% of income on rent.I also like applicants who have lived at a previous address 5 or more years, and/or live at all addresses for at least a year.