If you are worth “something” then you need the umbrella policy.

Also, most Umbrella Policies only pay out if your underlying policy pays out, and the underlying policy will do everything they can to find an exclusion or that you were negligent (which you probably were) in the cause of action to get out of paying the claim.

I have landlord policies for my rental properties in TX and AL states, but I am not able to get an umbrella policy form my current insurance company, because I do not have car insurance and primary residence in US, as I am not a resident in US.

Quote from @Brandon Larson: It's important to have established policies and procedures, but I wouldn't put a lot of effort into that with only a duplex under management.

Loss of rental income is only covered if it is listed in your policy.  

I’m curious to hear from private real estate investors who’ve faced unexpected insurance claims and were protected by an umbrella insurance policy.We often see discussions whether investors should use an LLC or an umbrella insurance policy.

I use strict / flexible cancellation policy.

Lenders often have strict policies when a property is in a FEMA-designated disaster area to protect their risk, even if the property isn’t directly impacted.

We have a strict policy of not deleting posts. 

I appreciate all of the detail but what information was provided to the agent that wrote the policy?