The presence of the dehumidiers is something, but -- and I'm no lawyer here -- I'd bet that's not enough to hang your hat on in a lawsuit.

I currently own 216 units and do boots on the ground in lawton ok. you can reach out me anytime.

Anytime I am working with a seller and the exterior pops the property always sells quickly then if they did not do much or anything to it.

Unless you are in a vacation area, I would never buy a STR that does not work as a LTR.Regarding another pandemic, we have one like every 100 years, so I am playing the odds that we are not going to have another covid lockdown situation anytime soon.

Central OH is really your best bet for long term appreciation.

That is  how you protect yourself from liability exposure, not by forming an LLC.I also assumed this loan from 2 years ago and have it at 3.5% so I don’t think refinancing will be in my future anytime soon.

For example, they might pay $2k to buy the property for $100k anytime within the next 3 years.

Yes the tenants are month to month can leave anytime.

Your best bet is to understand what FHA is and is not. 

I offered not to raise a rent and if they extend, they could cancel any time to buy their house.