I haven't personally gone myself, but plan to soon.

Usually contractors in Philadelphia will carry commercial general liability coverage which covers property damage, bodily injury & personal injury.

Personally I don't have the least bit of interest in services like that.

A queen bed is 5'x6.5' which wouldn't leave much room for a person to walk on either side, a night stand or a dresser.

You can add clauses, like how to handle garbage and where parking is allowed, but don't take out anything relevant in your state specific lease.

I have a few questions and wondering how you are are handling these situations.  1. 

Personally, with one of the rates that I have on a different duplex - I would consider doing a refi if rates dropped 2 points because I know I'd be cashflow positive and could hit the LTV with updates that I've done to it over the past 6 months 

You can look up the owner at your county's site.Join your Local RE club and attend meeting in person to meet people and learn.

As a side note, all my tenants have my personal number.

Also, consistent tenant guidelines can help you make decisions, so you are both fair and preventing unwanted tenants reside in your properties.Balancing Privacy & Profit: I think this is a personal preference and depends on everyone's individual circumstances.