I called up Geico, because I have my auto policy with them.

My deductible on the policy is $2500 (and that is what is going to be the cost to fix the slab leak, so won't get any payment from the insurance company).

The property is free and clear. the insurance policy is cash value for $60k purchased for $14k...no estimate on damages yet.Any suggestions on what I should look out for?

They might have done the laundry at 9pm but didn't make it to the dryer to collect until 11:01pm and now they have no access, and if it's a uniform they need to put on the next morning for work at 7am they might call you at 11:30pm to ask you to unlock so they can get at it.Personally I would have a talk to the late hour laundry tenant and get a better understanding on why the late hours before implementing any policy, and find out from the other tenant who complained what is the objectionable noise was it the washer agitating, was it the quick pressure draining of the water, was it the dryer buzzing when done etc...to make sure there isn't a solution before implementing a policy or a lock.Sometimes when tenants don't get along there is an underlying reason and what they complained about are the petty stuff that annoyed them but not the real reason.if you limit access you might find you are just transforming one problem into another and you now have tenants that don't get along because they are trying to do laundry at the same time.

He said they'd be turning in the rent late and they knew about the late policy.

And a strong guest policy, although that is much more difficult to enforce.

I have my rental insurance through Allstate and Statefarm but neither can offer umbrella insurance policies bc I don't have an auto insurance policy.Anyone know of a company that provides umbrella insurance as a stand alone product?

I was wondering if possible could i insure them all under a umbrella policy where i one pay one policy at a lower rate or what is my best option?

If there is no reason you can't take subject to under the law or in the loan docs, then the title company will often just write the mortgage in as an exception to your policy but still insure otherwise.

@Tadek Stadniczuk, there are several commercial insurance policies out there that can give you a lower cost per location, but you would most likely have to combine this new duplex with the other SFR for it to make sense.