There isn't enough information in here about the current state of the house to be able to advise you, but I would think #3 is a definite no as it seems unnecessary from a cost perspective although that market has scale to accept it.

Which I also would tell you that if you have trouble managing finances and poor credit I strongly advise against real estate as its capital intensive and if you struggle now managing money having more money and real estate only exacerbates that issue.

They have a liability for a full value of my property plus I make them have personal property for $30k. is it advisable to have the insurance underwritten with tenant and my name on it?

I would send a lease violation notice that advises the tenant that they have violated the no smoking provision of the lease and that it needs to be cured immediately - to include complying (not smoking) and remove any odor/damage that may have resulted.

I also advise participating in regular meetings with them.

I am not trying in any way advising to time the market I am just making a point. 

They can advise you on the best way to structure the LLC and get financing. 

Looking for some advise if it is right choice to additional capital to this investmentHere is how I look at a capital call.

Any tips or advise would be great!

But I did not want to give specific examples with no context on a location for her.