If I just replaced a roof for hail damage and insurance paid the full amount (they did not, there was a deductible) - does that negate the depreciable aspect of the capex?

Now, moving forward I have an umbrella insurance policy, and will be opening an LLC for my current rental property.

I just got the renewal notice yesterday.Anyone know of a specific policy just for dog bites--as not all of my tenants have renters insurance and I don't want to self-insure for this liability.Any other umbrella policies options?

It is a mobile home park, with 48 lots (leased for $150.00), no park owned homes, and pays for their own utilities, 44 lots occupied.All Annually These expenses are from the park, Real estate taxes: $2593.50Outdoor lighting: $672Liability Insurance: $500Lawn: $720NOI:The gross NOI is $79,200I Would Add Or Change To The Following Expenses, Such As:Management: $ 3,168Other: $ 300Lawn: $ 1500Insurance: $ 1000Travel: $ 800Loan from bank:Interest from bank: 6.5%15 years amortizationLoan for down payment:Interest for investors: 8%Questions:It seems every park I run into there is no money left after I pay back the bank and investors.

I have to admit that I'm very confused on how to buy at retail, get an institutional loan, rent it for fair market value and cover the mortgage, insurance and property taxes.

When you say to keep good insurance, are you referring to insurance for the partnership?

The restaurant on a ground floor is probably stuck there, attorneys can move in a heart beat as location may not be an issue, same with insurance, accounting and health admin.

Theoretically this can be done in one swift action, however, title companies are more and more unwilling to partake in anything but the most straight forward transactions.While most real estate buyers will demand title insurance, I, like many other experienced investors, have sold property directly to buyers without title insurance or title companies involved.

Also in my area non-Realtor can't use the forms.Your error and omissions insurance may or may not apply to your own deals so you'd have to check that too.

There was an article in the insurance journal I thought the members here might want to see.