Being forced to consider an applicant with perhaps multiple animals in this situation would be a disaster.

One property has potential issues with trees and I did not consider an exit strategy(duplex will be more difficult to sell).

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

LOI's are for buying bigger more complex deals.. like if I am buying a potential subdivision I might write an LOI to see if the seller would even consider an offer. its non binding and really only gets the conversation started.bottom line is Cash is kind   time is money  and you need both to get smoking deals.IE you need money and you need to move fast

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

Our goal is to BRRRR, but would also consider an owner-occupied multi-family for our first year as we get settled. 

Multi-family homes (if any are even available) are through the roof, as are taxes, and it's very competitive.My goal at this point is to live rent/mortgage free while breaking into real estate investing.When I run numbers for a house hack whether it needs rehab, doesn't need rehab, I put 20% down or consider an FHA...my income from rent doesn't come close to covering my expenses to at least break even.I've seen some creative things on this forum using all sorts of strategies and creative financing options (hard money to eventually refinance etc) but they all seem to work with flips or buy and holds or when the buyer doesn't need to live in his purchase.Any creative financial angles or over all strategies that I can make work? 

If necessary to get the deal done, you might consider an option fee to the seller to sweeten the pot. 

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.