This is the kind of thing that gives me heart burn. 

all of you folks that got burned like this should start your own thread IE have you been burned by Morris.. this is just so sad and unwarranted yet you still have folks pop on here and ask if they should buy from Morris..

One of the tenant's friends fell into it and was badly burned.

Landlord may deduct reasonable charges from the security deposit for: Damages to the Property, excluding normal wear and tear, and all reasonable costs associated to repair the Property; Costs for which Tenant is responsible to clean, deodorize, exterminate, and maintain the Property; Unpaid rent; unpaid late charges; Unpaid utilities and utility expenses Landlord incurs to maintain utilities to the Property as required by this Lease; Unpaid pet charges; Replacing unreturned keys, garage door openers, security devices, or other components; The removal of unauthorized locks or fixtures installed by Tenant; Landlord’s cost to access the Property if made inaccessible by Tenant; Missing or burned-out light bulbs and fluorescent tubes (at the same location and of the same type and quality that are in the Property on the Commencement Date); Packing, removing, and storing abandoned property; removing abandoned or illegally parked vehicles; Costs of reletting , if Tenant is in default; Attorney’s fees, costs of court, costs of service, and other reasonable costs incurred in any legal proceeding against Tenant; Mailing costs associated with sending notices to Tenant for any violations of this lease;Texas Residential Lease Agreement Any other unpaid charges or fees or other items for which Tenant is responsible under this lease; Cost to restore walls, flooring, landscaping or any alteration to the Property not approved in writing by Landlord; Damages to the Property caused by smoking, including but not limited to stains, burns, odors, and removal of debris; and costs to rekey certain security devices, as provided in Paragraph 19.2.

Burned out and ready to do something different. 

Deductibles are higher than CBIZ, but since we most likely only need them in case of big liability matters or house burning like claims, then maybe the high deductible is less important than the high premium.CONCLUSIONFor someone who is renting out a few rooms in the house or a guest house or someone living in a multi-unit house (Duplex, SFR with 2 living spaces, MF), I think AAA is a good balance between the risk and the cost, followed maybe by Foremost if the above issues are not a problem for you.

I'm just starting out, so don't want to get into something that is going to be a huge headache and burned out by a negative experience. 

My lease is so ridiculously skewed in my favor that I just throw the crap out or burn it if it’s not taken with them .

Don't alot of people end up getting burned out of the "landlording" business rather then the REI business.It sounds like most people like to start off without a PM company and do it themselves because they can save some money and make more.

All repairs to rentals are complete and our home property is cleaned up-- we lost over 20 trees and will be burning those for a stinkin' long time :) but they're in piles and ready for the kerosene.Reflex-- Yes!