@Chuck Wiggins I've heard of rental loss insurance for property damage, but not for rent (unless of a traditional insurance claim).  

If I was renting to traditional private pay tenants Germantown might not be my area of focus.

We know it makes for a slow start, but we don't have the traditional 20% down nor the reserves to take on reno.

Normally I don't socialize with my tenants but they were paid up for the next 6 months so I decided to take him up on it.We had such a good time we decided to make a weekly tradition of going out for wings and by the end of the lease we had become such good friends not only did we get wings weekly but they also invited me to go on vacation with them and they invited me to be a part of their wedding at an inclusive resort.They only rented from me for 14 months and they got a heck of a deal but they are now lifelong friends.

The cost would be the sheets of drywall at $10 a piece, some mud, screws, tape, paint, and your time.

Clear as mud now?

Once I grasp the different traditional forms of financing then and only then can I become creative without worrying about going to jail, getting a divorce, or those other horrible things you mentioned. :) Thanks for the brute honesty.

The MUD district is here on a weekly basis digging the water maine that flows between myself and my neighbors home.

I also prefer to have laundry on the same floor as bedrooms and a mud room next to our regular entry point (usually a garage).

Worst case at least I know there ARE options and I'm not completely stuck in the mud.