However before I list if I can find an cash investor willing to move quickly I will let it go for 115 and pay all closing cost including title policy.

Get title insurance and make sure they actually send you the policy.

I agree with Account Closed that you should have an umbrella policy whether or not you have a LLC and that the umbrella policy may be enough.

Comrade Bloomberg's policies are still in effect and your husband will quit fast when he's spending $45 a day to support his habit.

Agents who insure REOs and do builders risk policies at the guys to go to.

Thanks @Steven Hamilton II It seems that we would then need a good insurance policy to go along with the partnership, since we wouldn't be getting the liability protection provided by an LLC.

I believe in maximizing your liability coverage (I have a million dollar policy), know your states tenant laws and follow them, and finally don't be a slum lord.

Rob K. has a policy of not renting to anybody who has been party to a lawsuit involving a landlord.

Roe Institute for Economic Policy Studies, the proposed bill will, “Allow private investors to price their own risk knowing that their losses are capped, thus leading to more risk taking.

Both Bill & Brie have great points; I especially like Bill's safety tips (definitely good to keep in mind as you're often meeting strangers on private property).