There are many previous discussions from the forums and blog articles written about umbrella policies, LLCs, asset protection, etc.  

If they (the dogs) were in/on the lease, then rethink your pet policy.

What is your termination policy?

Much cheaper and more flexible than continually getting new 3 month policies.

I do not have an umbrella policy which I should probably get.  

My partner is a builder so he has a general liability/builders risk policy and our agent advised us to get a homeowner's policy for a vacant house.If you don't have a broker, call Barry Winstead at 410-398-6700. 

A couple of people have mentioned waiving fees and I did do that the first month it was late and explained the policy again.  

It seems like using an umbrella liability policy will be sufficient for me until I have accumulated several properties.  

My policy is that they put the deposit down within 24 hours and then they have to start paying rent within one week.

And those agents probably have some increased responsibilities like pre-screening the applicant, showing the property, explaining policies, etc.As a private Landlord, I would consider sending them a small gift card of $25 to Starbucks or Amazon.