My place sleeps a lot, and so, is often rented by large groups of "friends", no one with a majority stake in the collective negative outcomes of their behavior. 

It is increasingly common for a PM to charge a "leasing fee" which covers all the costs of marketing, showing, screening, placing tenant under contract, collecting deposit and rent, setting up utilities, getting the tenant placed, etc.If the PM can't justify the cost, then they shouldn't be charging it.

Can I still make an LLC and just collect the rent and put the maintenance and mortgage payments through that LLC?

As a property manager I had every incentive to collect before paying out the owners.  

This way, maintenance, repairs, and taxes are the responsibility of the new owner, while you continue to collect principal and interest, potentially as tax-free income.I'm not a CPA, just a heads-up 😄, but you could possibly avoid capital gains tax with this approach.

Remember, if you have to carry a gun to collect rent, you made a bad investment decision.

If they trash your place and you send them to collections, they won't care because their credit is already bad.If mom and the son were living together, and mom had really good credit, then there may be some wiggle room to consider them.

I recommend ActiveCampaign, but you can also use ClickFunnels, HubSpot, and Salesforce.Offer a lead magnet to attract investors and collect their information. 

So I'm happy I continue to collect rent for the 3-4 months that it will take me to evict.Obviously, I'd be much happier if the tenant wasn't trashing the house and I didn't have to kick her and her 5 kids out. 

While I have made the property substantially better, and in turn am collecting good rent, I am limited in what I can do going forward with respect to ROI, and there are always expenses that can be made/issues that come up.