In fact, locks may be a violation of code because a locked window prevents someone from escaping in case of fire.2.

I'd start with cash for keys but if that didn't work,  seems like it may take 3-4 months to evict a person,    my big question is getting liability insurance on the property.I get that there isn't much I can do preventing the previous owner from trashing the place  (she is 60+ so I doubt she's taking a hammer to the place)   but I do worry that if she or someone else were to get hurt prior to an eviction and sues me.Can you get insurance on a property under these conditions?

Trying to figure out if this is natural settling or we should provide reinforcement to the beam to prevent further settling. 

No one wants to pay higher HOA fees but if the fees are too low then the board will not have sufficient funds for preventative maintenance. 

As a Cap Rate is indicative of the risk involved in owning the property, you want to focus on doing things that make your investment less risky if a bank ever had to take over.You can make your investment less risky by doing some of the following things:- Convert all month-to-month tenants to annual leases- Implement strict minimum rental criteria- Add security cameras- Make large capital and preventative improvements (fix drainage issues, install water pressure regulators, replace old HVACs...you get the picture)- Essentially, prove with action that you are caring for the property on a long-term basisThe only way this is effective is if you document everything you are doing as well.

I know about 1031 exchanges to avoid taxes but not getting a loan against the house to prevent profits.... 

Your not supposed to make it owner occupied during the term on the hard money loan, but nothing prevents you from doing so now that you are doing the refinance. 

Any other suggestions on how to prevent these instances from reoccurring short of having them apply before I show the units?

Understanding peak seasons, local events, and average occupancy rates in your area can prevent underselling your space or pricing yourself out of the market.4.

They will also be able to use minor infractions as a way to suspend short-term rentals, revoke their registration and prevent them from gaining that registration back without enduring a lengthy and costly judicial process.TAKE ACTION TODAY!