It's not worth hiring a lawyer but as you suggested, small claims court may be an option IF you hired them in your personal capacity OR if your jurisdiction allows LLC owners to go to small claims and represent the LLC in court (many, most?

Repairs ($5k): Increase to $10k for unexpected issues in a 4,000+ sq. ft. property.Total reno costs will likely fall between $180k-$210k, not $145k.

My estimation was with leverage I could do about 7 homes a year and each year after it would increase. 

For what it's worth, I tried to run your numbers using the proforma I use with my CFO clients and I'm getting an IRR (average annual return) of nearly 23% (see page 2): Kalamazoo Properties

Like most markets, there is a growing trend in the area due to affordability and increasing more things to do. 

That helps some...but your variable expenses also go up too - property insurance & taxes - so a lot of your rent increases go to offset rising variable expenses.I started at the age of 47 in 2018 and we bought properties fast and furious - 12 the first year, 10 the next, and 9 in 2021 and currently have 38 properties. 

There doesn’t seem to be a lot of great deals where I am since land has increased in value so much in the last few years.

I like the cash flow and see the potential for increasing rents, but I’m hesitant about overpaying.

Much of it based on defense spending that will likely increase as assets are moved from Colorado to Alabama to include the Space Command HQ.

With increased competition, renters are opting for homes that offer better value, updated features, and overall appeal.Final ThoughtsThis market shift is a wake-up call for investors and property owners in Charlotte.