Great Lakes Credit Union HSBC 70%, for premier clients only Huntington 75% LTV Hurst Lending and Insurance Investment property HELOC in Texas.

Those numbers are arbitrary unlike taxes and insurance and they vary based on age, condition, area, landscape, PM, and other things.

I'm also having issue with no onsite manager, but in regards to insurance. 

Quote from @Brandon Weis: We have historically had in our leases that renter's insurance is required, but we had been lax on enforcing it because owners didn't really care and not all tenants had it.

.- It costs me me less to turn over my 1500 SF units that rent for $3k/m then it does the same size section 8 unit because the property is cared for better and experiences less  wear and tear while fixed costs like cleaning and painting are easier to absorb. 

But it's still...whole life insurance.

2) Their contractor must be properly licensed and insured and we require copies of all this.

I'm scared of how much my insurance will go up after the LA fires but there is a cap with CA regulations and also being dropped. 

but careful planning and documentation are essential""...making sure that your wife understands what she needs to do to document her hours and activities."

Many insurance companies do not allow adding a landlord as additional insured.