BiggerPockets

What you should look for is a landlord insurance policy. Allstate, American Modern and Homeowners Insurance company carry it and I'm sure some others do too.
My policies covers me up to $600,000. If you are really concern about a potential law suit, consult with a lawyer as to the level of protection measures you need to take. To the best of my knowledge, a plaintiff needs to prove negligence on part of the defender and unless you were notified of a problem and neglected to fix it, it is hard to prove. Also, if you use PM, it somewhat reduces your personal or your company's direct liability. Off course, everybody can sue you, but whether or not they can prove negligence, is another question. Again, I'd strongly recommend consulting with a lawyer if you are concern about it.

Bienes:
There are two different issues here. Dwelling insurance and liability. If you are talking about insuring your property so you can get compensated against lost, it is one issue and it roughly depends on the assessed value and the age of the property as well as the kind of policy you have (Cost of replacement, or monitory compensation). Liability is a whole different issue and it covers a third party such as tenant, neighbor, labourer,etc. Although labourer should be covered by workman comp.

Mark, I did go to an expensive AP atty for advice and was advised of an expensive plan that I didn't completely understand, and decided not to do. He also recommended putting 1 property per 1 LLC, which I find extreme, when most people don't recommend that. I then paid another lawyer (non AP) for advice. This person was somewhat helpful but still didn't answer all my questions. So I'm completely done with them for the time being. I was thinking of creating 3 LLCs (over a period of years) and putting 2 or 3 properties in each to get a happy medium.

Do you think I should just ditch the idea of using entities and go with insurance only?

update: another insurance agent (I had left a VM with her) called back. She said they could write a General Liability for an LLC of up to 500K (per incident), 1 million agregate. Then I would have to get umbrella if I wanted to go any higher than that, but she didn't think it was necessary to do that.

Before, I didn't understand that you needed general liability first before you could get an umbrella. I thought you bought the umbrella policy on top of the 300K of liability that comes with the dwelling policy.

Bienes:

Sounds like your expensive AP attorney was trying to line his pockets at your expense -- one property per LLC?!!!

IMO, LLCs are a great racket for states to charge you, for your accountant to charge you for the separate tax return, and for your registered agent to charge you.

Plus, there are rumors in the wind about a new corporate tax on LLCs. Wonderful.

I own properties both personally and within an LLC. A fair number of small landlords don't even bother with LLCs until they reach a larger size.

Proper insurance is the critical factor. That, and conducting business ethically and within accepted legal boundaries.

Pessimistically speaking, however, between nuisance lawsuits, insurance companies willing to settle, and tenant-friendly socialist communities, investing in real estate can be a stacked deck even for the best landlord.

This could not be further from the truth. You should use an LLC, but managing the property yourself puts you more personally at risk than having a property manager. The more "passive" your ownership (you don't get involved in the day-to-day business), the more likely your LLC protection is to hold up in court.

With regard to insurance, try Foremost. They do landlord insurance all the time (I've used them), and they know what they're talking about. If you go through an agent that isn't familiar with landlord policies, you'll end up paying a lot for something that doesn't offer the protection you need. The most important part of landlord insurance is liability protection. Another coverage particular to landlord policies is "loss of income". These facts might not even occur to someone who sells regular homeowner policies.

Dave,
I knew that was too good to be true.
I basically plan to do the repairs soon after the tenants ask, and document everything.
I'll call Foremost and see if I can get some more information.

Thanks Dave.
I don't deal with multi-family, only SFR, but my experience is a strange one. In Texas, my properties were insured with Wellington and it ran about $600 annually per structure. My agent recently recommended Homeowner Insurance (That the name of the company) which was much cheaper (high of $400s). The value of the properties is about $100K each. In Alabama, my properties run half of that value but my insurance is almost twice as much.One with Allstate and the others With American Modern. AM is slightly lower then Allstate, but I'll check Foremost. Their site suggests that they have agents in Birmingham.

Bienes:
I've never heard of not covering LLC for liability. Take Dave's advice and make sure you're dealing with an agent that represent companies that do landlord's policies. Also, I'm not sure where your property or properties are but you can check Foremost, Allstate, American Modern and other's web sites to see what type of insurance they offers. Some of them list their agents that you can contact any of them once you find the product that suit you.

Wrenn sound good but it seems like they are only doing Business in KS and MO.