The physical operating costs of a brokerage are pretty minimal when measured against gross revenue.

Her LLC was just created back in December 2017, and she is listed as the registered agent, although the property (albeit a physical address) listed as the LLC's mailing address, does not show that she is the owner (could be renting).Surely a realtor with a track record wouldn't risk jeopardize her name for a measly $12k right?

How you structure the Insurance depends on the physical construction of the buildings. 

I can also view all documents but have to click on each one to physically see which ones have actual large amounts of taxes due and which ones don't. 

It's like when Brandon Turner says on podcasts that he knows to buy on this side of the street but not that side of the street.....that knowledge comes from physically being in your playground.The thought of just picking a spot on the map and saying, "Yep, I'm going to invest here because the numbers say I should" without ever living there myself scares me. 

But I think the dynamics are similar since they are competing for the same rental base.I personally looked at SFH first but when I realized how many I would need to buy in order to accomplish my goals, I couldn't physically close that many deals in a year. 

Congrats. what's the current physical condition?

She wants to Instant Book and my doing it manually she has to physically import and export each calendar.

Focus completely on RE investing, weather that’s physical properties, notes, lending of capital.  

I would buy  out the tenant, assist as much as possible in locating a new home for them as well as assist with their physical move.The mistake would be entirely my responsibility and I would do what ever is necessary to comply with the HOA.If the tenants refuse to move I would file a eviction and hope it will be motivation enough to get them to reconsider moving.