If a future tenant has any semblance of a case against you (even if it's not your fault), you can bet the rent board or court would side with the tenant. 

Three years later appreciation has given me an additional $70,000 in equity, my tenants have paid down my debt $10,000 on top of that.

If you find yourself tempted to purchase additional levels of training remember that the "special, limited, early-bird, one-time" offer is going to be heavily discounted by the end of the seminar. 

(search her posts here on BP, look up her personal website/blog for the success story.Or here's three successes I enjoyed reading about...using BRRRR (Two did it solo as couples, One admittedly used a partner).....see if you get additional inspiration from their success of @Joshua D. , @William Collins and @Austin Fruechting did in 5, 2.5 years and 7 years, respectively, buy using BRRRR (Austin was also featured in BP Podcast #239)https://www.biggerpockets.com/forums/223/topics/459415-500k-net-worth-in-5-years-im-30-today?

I am in the midst of a mostly cosmetic rehab but with the addition of a new hvac system.

It's certainly more likely that you'll get a response than a yellow letter, but I bet you'll need some thick skin for the responses you'll get.  

The insurance names the city as an additional insured.

I didnt know about bigger pockets back then I bet this group could have helped me find a lender willing to loan me the money.

Invest it in a syndicated apartment deal, and you might get a 6% preferred return ($5,000 per month) plus 2/3 of the additional profits, plus all those lovely tax write offs, plus another big kick when the property sells.

I need a small $100K loan for additional cost.