Once upon move out, we had tenants claim that the plumber that had only months before replaced the wax ring and re-set the toilet left it all loose and wobbly with a broken seat and they refused to take responsibility for it's condition.  

Since currently I have "excess income" from my w2 because I do not need to pay primary mortgage, I could re-invest the money to property that gives "lifestyle benefit", just like you building cabin in AZ/lakeside/etc with minimal risk.

Fix stuff asap that could cause issues, like a loose or rotten deck board.Many mortgages have a due on sale clause that would get triggered by a transfer to an LLC.

I think almost half the cost comes from the teen driver.Additional $345 annual to add $1M excess uninsured / underinsured motorist coverage.A $2M umbrella on top of a $2M STR policy might seem like overkill, but it's a big three-story house with seven bedrooms, max 19 guests. 

I would focus on screening your tenants for background, credit, and income to try to avoid an eviction and excessive damage to your property to minimize your turnover expenses and vacancy loss.  

So as of today it's been a rental for 3year and a month.It's being discussed to cut it loose and sell it.

The main issue is most likely lack of insualtion between floors and loose/squeaky subflooring. 

In a recent post about how to minimize the taxes on rental income it was mentioned that: Setting aside reserves is an expense, so long as they are not excessive.

He would just call up subs, send them out with no plans, no instruction, and turn them loose.

Sfh are exempt from rso, does that mean that the first unit will loose its rso protection now that there is only unit in the lot ?