I was a PMP on a deal and i gave my partner 3 months' worth of the mortgage in advance to stabilize the property. We bought the property via SUB2 and he has never made a single payment to the mortgage company. I came ...

I carry a very small, very light 8 shot 22 caliber revolver everywhere that's legal.

Is there a legal way to ensure they dont trash the place?

Definitely none of my business to give any legal advice however, in respect to qualifying for a DSCR loan and using an entity, this is what I have seen. 

I just got off the phone with a law firm doing the foreclosure legal work for a bank.

i find it hard to see how this would be legal and enforceable. there must be more to it.

That is basically an extra tax return, legal fees for setup, bookkeeping costs (if you aren't doing it yourself), possibly an umbrella policy.

For both the applicant(s) and a co-signer, you want to understand their habits...financial, employment, legal, character, etc., as Bad habits in one area typically carry over to other areas, and will land you a poor Tenant (or co-signer) choice.

If the rents were collected after closing and they were not addressed in the sale, then you shouldn't have a legal obligation to give them anything.

BP has some and also you can use Legal Templates to create one.