In theory, their role should be to add safeguards and prevent situations like this, but most end up chasing whoever advertises the best numbers because those deals are easier to sell.

If possible, consider implementing the popular strategy.

Because laws here prevent us from collecting for some wall damage/scuffs after a certain length. 

We stopped “deferred maintenance creep” by using proactive quarterly check-ins.Not full inspections, just short touchpoints:• HVAC filter• Leaks under sinks• Soft spots around tubs• GFCIsCatching a $40 issue early prevents a $400 or $4,000 one later.3.

Your idea can work, but only if you treat the downstairs as “habitable space,” not a second dwelling.Tampa’s 1 ADU rule means:✔ You can expand the ADU✔ You cannot create a second legally separate unit✔ You must stay under 950 sq ft TOTAL livable✔ You cannot add a second full kitchenBut:There is no rule preventing you from creating multiple rooms within one ADU.And this is the key point:As long as there is only ONE legal dwelling unit with ONE legal kitchen, the city does not consider it a second unit.So your “upstairs + downstairs as one ADU with a kitchenette downstairs” strategy is exactly what builders do when they want flexibility without creating a duplex.2.

Combine that with what @Stuart Udis said: many investors focus on preparing for the liability event while mismanaging the property - focus should be on prevention in the first place.1.)

Implement a utility billing company like Nutiliti to receive, pay, and bill back utilities like water to residents. 2.

It’s a shiny object right now but as we implement it we’re seeing that it can actually over-complicate things and cause problems.I'll leave with this and bring it down to REI...AI will not replace investors.

Disabling instant booking or setting stricter criteria for guests could help prevent similar issues in the future.

Clear operating agreements prevent 99% of future issues.What would I do differently starting with limited capital?