In this episode of The Property Playbook, Peter Carlseen sits down with Drake and Denise Dawley of My New Leaf Insurance to discuss why insurance has become a major concern for landlords and homeowners. Denise shares that their entry into the insurance industry was sparked by a personal experience: her parents suffered water damage that wasn’t covered due to a policy exclusion they didn’t understand. That moment highlighted how confusing insurance policies can be and motivated her to focus on educating clients, eliminating gray areas, and making sure people truly understand what is—and isn’t—covered before a loss occurs.

The conversation emphasizes common insurance pitfalls, especially for landlords. The Dollies stress the importance of calling your insurance broker—not the carrier—before opening a claim, since even zero-payout claims can negatively affect future insurability. They explain why having the cheapest policy is often risky, noting widespread underinsurance and rising rebuild costs. For landlords in particular, proper landlord policies, sufficient liability coverage, umbrella policies, and higher deductibles paired with savings strategies can reduce long-term risk while keeping premiums manageable. They also discuss how claims, property condition, roof age, brush clearance, and even drones and aerial inspections now heavily influence insurability.

The episode also explores the broader challenges of today’s insurance market, including carriers pulling back from California, moratoriums during fire events, rising premiums, and stricter underwriting standards. Drake and Denise advise landlords to secure insurance early during escrow, avoid policy lapses, regularly review coverage, and document personal property through photos or videos. Their core message is proactive planning: understand your policy, shop thoughtfully, maintain your property, and work with a broker who prioritizes proper coverage over price—because insurance only proves its value when something goes wrong.

Got a rental property? Find out why hundreds of landlords have trusted Praecelsus Property Management, Inc with their investment properties.

You can learn more at www.PraeHomes.com or better yet, contact Peter Carlseen directly for a free consultation at 877-772-3466 or info@praehomes.com

If you're in San Diego County, chances are, we can help you! And if you're property is located anywhere else in the world, we can get you connected through our established network of trusted professionals.

In the meantime, hit LIKE and SUBSCRIBE and be sure to listed to all of our episodes!

This episode of The Property Playbook features Peter Carlseen interviewing trust and estates attorney Mark Ignacio about why estate planning—especially trusts—is CRITICAL for landlords. Mark shares his personal journey into law, shaped by a transformative early exposure to the legal profession and later by his stepfather’s death, which forced his family through a costly and avoidable probate process. That experience led him to focus on trust and estate law to help families prevent similar hardship through better planning.

Mark explains that for landlords, trusts are far more effective than wills alone. A will still sends an estate through probate, which can take over a year, delay access to rental income, create family conflict, and cost tens of thousands of dollars in fees. In contrast, properly funded trusts allow rental properties to bypass probate, ensure continuity of rent collection, and designate a trusted successor to manage properties in cases of death, incapacity, or even voluntary retirement. Without a trust, courts may appoint conservators or fiduciaries—sometimes strangers—to control property and finances.

The conversation also addresses common misconceptions that trusts are only for the wealthy, noting that anyone who owns property, has children, or runs a business can benefit. Ignacio highlights additional advantages such as liability protection when combined with LLCs, flexibility through revocable trusts, and the importance of regular reviews as life circumstances change. He cautions against DIY trust solutions, emphasizing the human judgment required in estate planning, and encourages proactive planning to protect both assets and relationships.

Got a rental property? Find out why hundreds of landlords have trusted Praecelsus Property Management, Inc with their investment properties.

You can learn more at www.PraeHomes.com or better yet, contact Peter Carlseen directly for a free consultation at 877-772-3466 or info@praehomes.com

If you're in San Diego County, chances are, we can help you! And if you're property is located anywhere else in the world, we can get you connected through our established network of trusted professionals.

In the meantime, hit LIKE and SUBSCRIBE and be sure to listed to all of our episodes!

The episode introduces The Property Playbook, a podcast hosted by Peter Carlseen of Praecelsus Property Management in San Diego, focused on helping landlords turn common real estate headaches into profitable outcomes. The show blends practical advice, expert insights, and humor to make property ownership less stressful. Peter welcomes guest Gavin Hall of Vizual Rhythm Media, setting a conversational tone that emphasizes both professionalism and approachability.

Gavin shares his background as a visual creative who transitioned into marketing and sales, highlighting how his early experiences taught him the importance of understanding client needs and communicating clearly without overwhelming jargon. Influenced by unconventional Hong Kong films, Gavin developed a passion for storytelling and perspective, which he balances with a strong understanding of commerce. This blend of creativity and business sense now defines his work in photography and videography, particularly within the real estate space.

The discussion centers on how authentic, professional photography helps properties stand out while remaining honest representations of the space. Gavin emphasizes decluttering, depersonalizing, using neutral colors, and maximizing light to create a welcoming, realistic “canvas” for potential tenants. He explains that quality photography not only attracts better tenants but also acts as a filter, saving time and reducing vacancies. The episode concludes by reinforcing the value of authenticity, preparation, and professional visuals in successfully marketing rental properties.