Big development in the fight against the "cartel".

This can help if you have other heirs that are fighting with each other and you come in as a third party or you can also drag out the process through legal means in order to obtain more interest from heirs that may not be willing to negotiate.

In summary: 1) it is simple, no need to keep assets separate which can be a benefit at financing 2) your potential loss is less than what typically would be the assets in a single LLC 3) it covers me even for items that are not RE related 4) the umbrella insurance provider has more stake in the suit than the landlord so they will fight hard on your behalf because it is in their best interest 5) in CA, umbrella coverage is cheaper than LLCs.  

So, you'll need to fight against that. 

Would it be smart/reasonable to include loud children, loud fighting, loud vehicles?

They tried to fight it in our small town court but got nowhere.All of this information is just what my mom told me, and I know that's not much to go off but that's what I have at the moment.

In this market the top contractors aren’t fighting for new business so you may come across a lot of people who oversell and underdeliver.

@Shawn Sopic my #1 best advice I can lend you in flipping is DON'T fight fair! 

Double edged sword, now we are getting better rates but if you have a claim it will be tougher to fight them.I have a good company I use and they write in all states. 

So owners have to fight to keep their averages up.