As others have said, lenders want to see sufficient sponsor/investor capacity to support the asset or at least not burden the asset with other problems in their world.

I just paid the token 5K amount for a property in Dallas to a well known wholesaler in the area after a silent bid.

We normally don't allow pets, but he provided sufficient documentation that it was a service animal, so he was allowed to keep it.

They should cooperate provided you allow them sufficient time as opposed to be facing a eviction that would be attached to their records.

Because there is sufficient equity we have offered to pay her some $ also.How do I get a quit claim? 

I’d imagine a new lease on your current home would be sufficient - but I’m not the bank.

This would not be an assignment as you would likely not be able to get the property under contract without sufficient POF and even if the seller is willing to allow you an opportunity to assign the deal a developer will not be able to close quick enough unless this is a really hot property in a high demand area. 

A google form with tenant's name, address, date and maintenance issue would be totally sufficient.

Or is it sufficient just to have a really good umbrella policy for all of your rentals?

Your basic insurance policy with $300,000 in liability coverage should be sufficient in 99.999% of all lawsuits.5.