You lost me on the vehicles being covered, this would not be the liability insurance required by state DMV which would cover injury, death or property damage if in accident?

So even if you pick a state with stronger protections like WY or NV, the cause of action arose in the state where the tenant fell, so likely that the court where the accident happened would have jurisdiction.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

One thing that would have changed the dynamic for me would have been an employer match, but as you discuss that does not apply in your situation - those matches often occur only in a tax-deferred 401(k).

Just be sure you ask any type of professional you use the amount they are charging for each new situation that occurs.

The property is just now finally being rebuilt after a terrible arrangement of issues that occurred between my insurance and the county...

Investment Info:

Small multi-family (2-4 units) buy & hold investment.

Purchase price: $180,500

Cash invested: $45,125

My second property purchase. Side by Side duplex purchase with one unit vaca...

Complete this section only if there is a period, after the year 2008, when neither you nor your spouse (or your former spouse) used the property as a main home, and that period of non-use occurred during the 5-year period prior to the date of sale and before the time when you or your spouse (or your former spouse) used the property as a main home.* Otherwise, skip to Section C.

That was a total accident.

Call his bluff, first ask when these fees occurred, then once you have that information Ask for bank statements that show the transfer of the security deposit from the security deposit account to the main account to “pay” for late fees.  

That all came to an end after a severe motor cycle accident almost took my life and left me disabled from then on.