You may be interested in the following information where I address the subject of your questions in more detail: Routine Repairs vs.

Same, I can get over the money (though I would love to have it) but I can’t get over the idea of him thinking this is something he can just routinely do to landlords

I have sent mail and tried cold calling the owners with the site address and numbers provided. no lucky yet. but the moral of the story is that you can find properties by adding to your daily workout routine! 

I was just worried that a random section in the middle of the basement of copper to PEX back to copper, or maybe to the water heater, would raise some eyebrows. 

Just so everyone is aware, I do routinely monitor Bigger Pockets and will chime in when I feel it's appropriate. 

What your proposing is not an issue and is routinely structured this way by many investors. 

The crew car was a bit aggravating as people routinely disrespected the rules and drove like maniacs.

Here PM companies are expected to provide routine checks of properties, both the commitment and cost are baked into the service offering - so ultimately the client pays (PM fees are typically 7-10%).It still falls short of what we do in-house for our own properties (one of the reasons we are growing our own capability).  

Or, a charging order may be granted.If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).

We give back with scouting and Vet stuff but still kinda finding a routine and hobbies.