Reach out to the one you pan on using for your investing here in Michigan. 

(Also a great way to learn how to do laundry and scrub a toilet every four days.)

I also provide toilet paper, kitchen towels, .....Cleaning: I send someone to clean once a week, or once every other weekThis is what have been working well with me. 

Ranges occasionally need a new element, and drip pans get replaced at turnover as a tenant expense.

As you know, I picked up my first duplex a couple months ago in South Orange and am always interested to hear how other investments in the area panned out.

"Excess of normal wear and tear" is not "negligence"...Think negligence as unintentional damage caused by the tenant..things like: candles left burning, stove left on, cigarette on couch, kids stuffing a toy down a toilet, causing the water to back up, etc...That stated, your comment: "Additionally, the renters liability portion would also be another layer of protection between visitors and guests and the landlord.

I'm afraid you will need to budget hotel rooms for stuck garbage disposals, toilet flappers, dirty hvac filters, drippy faucets, electrical outages and clogged dryer vents.  

We had to spend thousands of dollars to fix these issues that Bryant covered up by drywalling over.They left a giant hole in the roof, which led to leaks we had to repair.They installed the toilets incorrectly.

The toilet is on a throne which seems unsafe and not up to code, I will post a picture so everyone can see the awkward bathroom as well as some of the progress.

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.