Well, then clearly you aren't paying attention at all..The world is changing (and warming) and the effects seem to be accelerating much faster than anyone has anticipated.

Then we came in and gutted it and rehabbed it.

I always recommend to anyone start with a duplex, manage it from there and then grow. 

Then the contracts, disclosures, etc. coming in around 100 pages.

If you house hack as a Live-In landlord however, then you can live in any house, anywhere as long as it has a lot of bedrooms.

Normally, if the policy values the loss on Replacement Cost, they will initially pay the loss at the Depreciated value, once the damaged area is rebuilt, then they pay the additional amount (up to the limit on the policy).   

Like purchasing the property under the llc and then doing a quitclaim deed into my name and then refinancing.

If yes, then add them.4) Class of neighborhood.

Some people claim it only takes 30 minutes, but in my experience one Section 8 renter takes a few extra hours to get them in, then another 30-60 minutes per year at renewal time.

Here's what I was thinking...Can I ask him for a deposit to hold now that will then be used as his security deposit?