To protect yourself, you need a specialist.Just like you wouldn’t go to a cardiologist for a brain injury, you shouldn’t rely on a real estate lawyer for loan docs – unless this is their specialty.

I’ve seen landlords successfully sued for large amounts due to refusing to remove dead trees resulting in injury; not complying with swimming pool enclosure laws; having window frames in such bad condition that window ac units fell out; refusing to disclose existence of toxic mold; not eradicating lead paint; and many more.  

Injury? 

Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

That irreversible decision is made already, so it isn't relevant information to your next move.

Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

What would YOU do if your PMC used an unlicensed and/or uninsured vendor and they caused a personal injury situation with a tenant that led a tenant to sue you?

To add insult to injury, every company I’ve asked for a quote based on the quote I got from the first vendor, wants me to pay another several hundred dollar service fee to come out and look at it themselves.

In my state (TN) it means either the use of violence against the person being robbed such that they suffer serious bodily injury, or the use of a deadly weapon during the course of the robbery in order to accomplish the robbery (i.e. putting a gun to someone's head).

Landlord insurance protects you from unforeseen liabilities which relate to your operation of the property as a rental (i.e. advertising injury, someone slips and falls at a showing, an invitee of your tenant gets hurt on the property, etc.).