One way I'm thinking is if the note between me and my LLC shows quarterly or semi-annual payment, or some other payment terms, that would give me time to Refinance the loan without having to make any type of monthly payments to the LLC and just take care of the HELOC payments.Right about now you're probably really sorry you've been so helpful, BUT, you can tell I am very green behind the ears!!

Quote from @Jonathan Greene: Unless the deal is half off the actual value, why would you buy into squatters?

no i would not.check out episode 2 of David Greene's new podcast. 

"Long Distance Real Estate Investing" by David Greene is a good options and will help with getting an idea of good markets all over the place, not just your own backyard. 

Its better if you get a property managers phone number because you can cross reference that with what is listed on their website. 

PM company did not send me an eviction report.I got my report from running background check on the tenant with her first and last name and cross-referenced it with the info the management company provided me about her employment and other info.

@Jeff EbertRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Blue, Green, Yellow, Orange, and Red are A, B, C, D, and F, respectively. 

I'm sure I will cross that bridge at some point, but so far lucky.

Hi Kathie, the general rule is that no lender will land you cross-border.