Here are five dangerous provisions to watch for in an Operating Agreement:Dangerous Provisions to Watch:Authority to incur debt without investor approvalPower to make loans to other entities/projectsAbility to cross-collateralize with other propertiesPermission to use investor capital for other venturesCommingling of funds across different projectsWhy These Are Potential Ponzi Indicators:• New investor funds could be used to pay existing investors• Project-to-project lending can mask poor performance• Cross-collateralization puts your investment at risk for others' failures• Commingling enables masking of financial problems• Lack of project segregation enables fraudulent schemesProtective Measures to Look For:Strict single-purpose entity requirementsProject-specific bank accountsDebt limitations and investor approval requirementsProhibited related-party lendingClear fund segregation requirementsProfessional Best Practice:Request bank statements showing separate accounts for each project.

My question is if she doesn't pay in 5 days, could I file a forcible entry detainer at the court ( We are in Macoupin County Illinois)?

Doing this will indefinitely defer paying tax on profit or depreciation recapture. 

I understand I'd take a pay cut being an agent for the first few years, but in exchange, I'd be learning about the market and building a network as I move towards Commercial multifamily.

Otherwise perhaps your winter people will pay $500 extra if your cap is $500 and that is not what your competitors will be doing. 

In the end we had to pay to turn the space back in to a white box/shell and closed with basically zero physical assets.

I do not understand your remark as related to the DSCR loan.  2 ADUs are not allowed by f/f conventional financing but is not always enforced.Fortunately if you stay with the current tenant without a refi, by the time you pay principle it is likely the rent will have increased enough to absorb the increase mortgage payment. 

I have noticed a lot of investors are seeking out cities that are offering lower priced lots and simply adding a Modular or Manufactured and capturing a very nice cash flow.There is a new trend starting in Florida and in other states where an investor buys a piece of land or lot and add a 'Tiny Home". 

Ideally they did not pay over retail because if they did they could easily lose the money they put into the property if the loan gets called.  

Now, you need to figure out how to find deals and pay for them.