Time is precious so I am not eager to be sued but I do not fear the financial result (I expect to win any suit and have the umbrella coverage in the event that I am hugely mistaken resulting from a huge judgment).Good luck.

Large insurance policies also can (perversely) *attract* lawsuits, since the plaintiff lawyer knows he'll have someone to pay out a claim if he wins.

Personally I don't actually use debt platforms anymore because I find more conservative LTVs and selection criteria (nonjudicial state only, etc.) in hard money loan funds, plus there is the extra benefit of instant diversification and not having to do constant due diligence on new loans to turn the portfolio over every several months.

I said it was because I made that promise to myself, ahead of time, and because when a tenant moves I make an instant $36,000 profit by increasing the rents.I also set up a business plan with operating policies to keep from going insane.

This is not a fight that landlords can win..." winning" still involves massive legal fees so your choice is to lose or to lose. 

On average, expect $8-15K (or more).So...assuming you can prove all this, and win on all counts at trial - Can you collect $40K from the seller? 

Win win? 

Having problems with neighbors that are not your tenants is not cause for her breaking the lease and I would be surprised if she can win by suing.  

I see that as a win win for both parties.

But when you actually do the math & calculate your cost per ounce (including shipping costs), Costco still wins!!!!