You planed on doing the kitchen, the electrical panel does not need to be done, where is the issue.A thirty year old home with a messy electrical panel is not a safety issue and does not require your attention.

title co .. for the insurance policy.. its a tough place to operate.west coast is same as you we handle everything..

Account Closed Yes, the primary insured should be the entity that holds title to the property.If the entity is an LLC, Trust, Limited Partnership, the insurance policy includes language extending coverage to the individuals owners the entity.I have many clients who have closed in their personal name and then transferred to an LLC shortly after closing.

I looked up the policy (which doesn't want to copy+paste well). 

It's hard to control, but especially since you don't disallow smoking, you may need to reevaluate your future leases regarding the smoking policy.

We have young children and safety is always a priority for us of course.

I don't prefer pets at all, so I have a no pets policy.

He tried two other "partner groups", one which declined to quote and one that would allow 1 S8 tenant and give me a 3 month policy.

Milton Friedman said (approximately), policy should not be judged by intentions, but rather outcomes.  

When we purchased the property we were planning on a no pet policy.