If the tenant caused damage or liability 3 times for different things, that should not necessarily affect your insurance premiums. 

If the house is dirty in which it attracts pest, they your tenant is responsible for pest control and damages as I'm sure when the house was leased it was "pest free" If they flip the bill for it, which you have every right to expect if it's clear their mess is the problem, then that might give them incentive to clean up.

Yes, the $5,000 worth of work is a guesstimate, assuming I'm only doing touch up on flooring, water damages (maybe), etc.

Marshall Reddick is reputable company I came across that mange properties in a few states including southern California: https://www.marshallreddick.com/Good luck!

You will almost always win.After Hurricane Ike, I had $100,000 damage to my beach house.

Confirm that the provider has a pristine reputation (e.g.

Think of it this way: the liability policy is in place to protect you from your tenants (ie. slips trips falls, dog bite, etc); the umbrella policy will most likely be used to protect your properties from you (ie. you are at fault in a car wreck, damages in an unrelated business, etc).  

They're practical, cost-effective and can either be discarded or repaired depending on the damage without much effort or expense.Having a uniform appearance is nice particularly if you're handy and/or self managing as you don't have to keep extra materials around for each property but rather a small inventory of items that can address a repair in any unit (i.e. an extra plank, a can of paint, a knob or handle, etc).I say find a hardware store you like best, sign up for whatever incentives they offer and build your list out from there.

Search your network for a reputable insurance broker and analyze the full picture with them. 

"I cannot see what damage they have done to the duplex, because there is so much junk and tons presumably stolen goods. "  She has quite the road ahead of her, and she did the right thing to lawyer up and see if she can recoup her losses.