I can give you plenty of reasons why an LLC is unnecessary and the need for one is highly exaggerated on these forums.The best way to protect yourself is to know the low, obey the law, and treat people honestly and fairly. 

Yeah, I was hoping there would be another way given we just closed and I’d prefer to avoid unnecessary legal fees if I can.

IMO there are so many resources and opportunities in Real Estate that pursuing a degree of somesort pertaining to it, would be unnecessary.  

Your PM should be able to do everything electronically so regular mail is unnecessary.

I would recommend searching for a lawyer experienced in structuring these transactions and purchasing entities in Kansas so you can avoid liability and make sure you and the seller are not taking on additional unnecessary risk- Just because it's sub to doesn't mean it's a deal.

Quote from @Michael Morrison: If you intend to charge, then you should make the repair.You can easily repair all these things (except the fridge dent, but that's completely unnecessary) for under $1,000 and probably closer to $500.

I still charged her rent (about 80% of market rent) and I paid the same, putting both in my landlord checking account should any unnecessary expenses come up with the property.

NO.... you rented the place "as is"......adding a garage door opener is an unnecessary upgrade that not only cost $$ up front but may add to future expenses for repair or replacementFor a long standing, good tenant I may accommodate the request..... 

I am wondering if anyone has any recommendations for a great realtor who meets the above criteria and who has an eye for what specific repairs are needed vs. unnecessary to minimize costs and maximize resale and rent.  

Most feel the agent is unnecessary.