So it was going to require more tenacity by you to get the deal sold either way.  

Which governing body determines these requirements?

Right now there's huge concentration, but as this continues to build out and we see north of the high 30s GW by 10 years from now it'll be almost a requirement to keep some type of locality based risk assessment and to diversify. 

To evict a tenant based on a lease violation such as hoarding would require you to notify them and then give them an opportunity to fix the situation.

If the back of the sofa isn't comfortable, they might be able to work on that, but it will require taking the whole thing into the shop unless it has removable cushions there too. 

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

While they generated some cash flow, I found the effort required to manage them wasn’t worth the return.

I'm not satisfied with not filing the rental in an LLC simply because it's more simple and might cost me an additional filing fee .

Permit eligibility is based on region (usually the west side of town) and density (quantity of surrounding STR's in the area) as well as percentage of landscaping and minimum parking requirements. 

If you want to combine two or more lesser sales into one higher purchase that is fine as long as your purchase meets the timing requirements for each sale.