Under no circumstances should the tenant ever burn scrap lumber in a fireplace.

Unless you have unusual circumstances such as a month of DIY repairs on one of the houses, your wife would need to find more real estate work for herself. 

Hi @Brandon MorganI'm a little late to the party here, but whether or not to get an LLC is something many real estate investors consider, and it often depends on your specific goals and circumstances.

You take this action to safeguard yourself in the event that the general contractor neglects to compensate the subcontractors.

I just want to explain my circumstances and see how people with experience and knowledge in real estate would move forward if they were in my shoes.

The issue with section 179 expense is that you normally have to operate at positive income.Under most circumstances, bonus depreciation is better since you can take bonus depreciation even if you operate at negative income. 

A project with a 75% cost to ARV will still turn a profit.This thing goes wrong when the GC arm of the process fails, neglects, steals, becomes unresponsive, misappropriate funds, does a poor job. 

HOA violations are only grounds for evictions if you your lease requires them to meet HOA regulations, you have properly notified them of the violation, and they have neglected to resolve the issue.

First off, the deals we are using the LOC for are solid, profitable deals even in the worst of circumstances.

That is not a benefit for you, nor any kind of evidence that they are worthy of becoming a resident.That issue aside, I would not allow someone with a recent eviction on my property unless the "unfortunate circumstance" was unlikely to recur AND they otherwise have a strong historical track record of making payments AND they would put down a very large security deposit.