Then do that x1000.I was also curious about LLC vs umbrella policy.  

. , if the property needs rehab make sure the bank would finance that or part of the investors capital will be needed for rehab.On larger commercial deals, you may need to invest tens of thousands on pre-work prior to a lender providing the funds.

Existing company does not do small property packages any longer and will not write a new policy.

I had AllState for all of my residential primary and landlord policies for years.

NOT true was true prior to 08 in a limited fashion but we learned the hard way that asset lending only is far to risky.2. you need some money... granted I do no money down deals but those ware with my trusted clients of a decade or more with lots of water under our bridge or as forementioned I pick one or two beginners and I groom them.. and I pick them for specific reasons.3. credit and income  Most HML want to see this.. if you don't have massive experience.4. anyone advertising rates under what @Jason Hirko mention is probably out to get due diligence money from you and won't fund.5.

Prior to the age of retirement, you would NOT be able to take the passive income out of your retirement account to live off of without tax consequences. 

I suspect it will go one of two ways.1. they ( buyer ) is dragging feet and money shows up so that title company can then record and dispurse and this is Moot.2. they never send money and you have a sale fail and you move on.. and you learned to never let someone have keys and control of rent prior to money in your jeans.

Richmond appears to be overvalued and has also recently enacted strict rent control and eviction policies.

If the 45 days concerns you then sell your old property contingent upon finding a suitable replacement prior to close.  

(not wanting to kick anyone out, but may want to adjust policies)- If someone is in a unit on a lease that expired a long time ago, I assume we can put them on a new lease after close.- Even if we didn't change policies or terms, can we update the existing leases to the buyers preferred contract if the basic tenant cost and amenities, etc don't change?