If the liability limit of your Landlord dwelling policy is reached, the umbrella will back it up and provide additional coverage.

The Duplex (must be zoned RU6 or RU7) and for Multi-family dwelling (must be zoned RM).

This applied to owners of residential or commercial real estate, including single-family and two-family dwellings, duplexes, apartments and condominiums, and all commercial and industrial properties.The City also required inspections and fees for rental properties.

Accessory dwelling units on an owner-occupied premises also qualify under these rules. 

The unit is attached to my primary home, has it's own entrance and fully functional, about 400 sq feet, but is part of the dwelling and I prefer for it to be lower key. 

here's a dumb question I feel like I should already know the answer to but do I need to purchase Business Insurance if I am going to rehab properties or just insurance for the actual rehab-builders risk, vacant dwelling?

I have done thin deals like this in the past that you knew you could raise rents on and have instant equity. 

You take responsibility for your choices and look to improve upon what you are doing, rather than dwell on blaming others.

In my area, most good deals hit the commercial MLS and go pending instantly because they already had a buyer in their database.

I don't focus on warehouses but the investors I have seen that do focus on (at market or below rents & BOLT down businesses) as KEY drivers for investment.BOLT down means that the business in general has expensive and heavy equipment that is difficult to move tied down to the space physically and trying to go to another location would prove a major disruption to the business.Businesses that can pick up and move in an instant tend to have more negotiating leverage especially if the market has high saturation levels of that asset class product in the same rent range.