Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

The best is to work with a seasoned banker who knows the system well and knows which questions to ask investors and which not to ask investors.

So I would like to get these things hashed out well beforehand as something to present to potential clients and have procedures for my company.

If there are lease violations, mention them-you not having a key to access the unit WITH proper notice or in case of emergency is one of them.I'd also tell the tenant that they are clearly not happy there, so finding a new place is in their best interest as well and as they have several months, they should have lots of options.

Some have been on the market for weeks", that doesn't bode well for renting of any kind really.

I called my local insurance company, as well as two major companies and was told "good luck." 

Yes, they are actually selling individual units as well

Well first off, congrats on the success you’ve had with your hospitality investments—an 11% cap rate on a boutique motel is no small feat!

Ask another as well to make sure. 

I'm a local investor and I've owned rental properties in Florida as well as Colorado.