I have worked with many investors flipping property and buying rental property (10 years of experience) and we had some set backs with our first purchase and we did buy a fixer condo lol so, theory will always be different from practice.

So the best practice is to build a good relationship with a knowledgeable insurance agent (there are pros and cons to using an independent agent or a captive agent).  

The length of your post and your position is one of emotion...and rightfully so but no contractual basis for it...and this is common practice in the industry. 

Any best practices or guidance?

Practice your pitch!

There are over 20 very competent real estate friendly CPAs here in Biggerpockets, whom are willing to take you on board this time of year.Best of luck.Fulton CPA's should not be practicing law and the original poster should not be going to a CPA for his concern.

Just hoping for a checklist or practical intel.  

It's amazes me how fast technology, culture, and people adapt.

I was around 11 and I remember going to the house after soccer practice and tearing out old carpet and linoleum flooring...fun times haha.

.: Best practice: don't wait five years to develop a plan.You should have a late fee policy and a termination/eviction policy.