I manage a lower end 12 plex in an inner-city environment that's old, it's not fancy but we have a nice community of residents that are happy when things are fixed timely and properly.

So these guys won't be buying houses or other fancy assets.

Keep your costs down - don't let renters or new contractors see you all dressed up and driving a fancy new car. 

The guy in the fancy leased car? 

(This is not legal advice, it was all made up as a flight of fancy on a slow friday afternoon) But hey, That's how I handle these.  

I included in my contract that tenants must be responsible for routine yard work and say how this falls under that category. 

Unless, you have that built in overall in the analysis.Personally, I would not consider switching to city sewer unless the entire septic system needs to be replaced and sewer is close.Septic is fine when system is designed correctly and routine maintenance is conducted.Hope that helps.

The first thing a scam artist will do is build a fancy looking website and pay for some reviews. 

Code requires functional not fancy.

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).