I am looking for an alternative to my current landlord policies for 5 houses.

Even tolerated multiple delays in submission of documents by sellers.  

Should we just keep everything under our names and get an umbrella policy instead?

These various risk tolerances are what keep real estate inefficient, and allow investors of varying levels to all find opportunity.Good luck!

It’s hard to tell if this is true from the information you provided, but safer is always better.Call the title company to see if your lenders title policy should be modified.

Rental occupancy in the city is 99.5% and rents are steadily increasing.I have a 625k 30 yr VA loan @ 4.25% with zero down and zero funding fee.I am selling a rental property with 300k equity which I will put toward the new property via 1031exchange and restructure the loan @ 4% either before or shortly after the deal closes.  

I have had zero issues with this.

Through a policy of income focused re-investment we achieved rapid growth in the lower seattle market.

There are lenders that will do shorter, or zero, seasoning, but they are generally more expensive loans.

In terms of emotional risk everyone has different risk tolerance, some people will put every dollar on the line and or take high risk deals.