That is simple not that case and that is probably why the first property is usually the most expensive to flip because you learn those things.When choosing a new contractor, i ask other investors or realtors for references and i make sure the contractor is licensed and insured.

We tell her to file with renters insurance, which is strongly encouraged by lease but not required.

What paperwork do I need to insure that he pays me back?

You would be putting it under your personal name, but the rates would be more like 5% and make sure you have the proper insurance in place. 

However, I have been an insurance adjuster for 15 years, I have replacement cost on ALL my properties, both personal and investment. 

However, I don’t really want to sell to an investor, though I would avoid all the fix costs and all of the maintenance (termite contract, lawn fertilization, a/c maintenance contract) + taxes and insurance for the next 14 months.

Now there are problems and you will need to protect yourself and a good insurance person is needed too.

If you decide to go forward, make sure you get a really good person to review the title and get title insurance.

It's not a big deal though, as an umbrella insurance policy probably gives you more protection than a simple LLC (any lawyers can chime in here and tell me I'm wrong).  

Hello fellow BiggerPockets members, can anyone recommend a good insurance agent or company in the Minneapolis Saint Paul Area