And of those times, how many times did the tenant appear in court to defend the fees?  

Since they were no longer the owner, they were able to go to court and get themselves removed as defendants in the case.Illegal, no, but unethical? 

So think about how it fits your ability to follow the rules...And perhaps the real 800 lb gorilla is legal fees in a lawsuit and the LLC has no duty to defend as mentioned above, so you want the landlord policy and umbrella there for that, so you can afford the legal fight in the first place, and legal fees eclipse the claims over and over these days (the phantom threat is legal fees perhaps as much as liabilities in my opinion, 10K slip and fall 100K legal fees)....And you still may need the landlord policy for the claims related to issues like wrongful eviction, fair housing, etc so you have coverage there and defense costs covered as mentioned above...

Peter brings up key aspect of duty to defend, too, which is a real factor to consider (and while I like an LLC for a paid for property, it does not provide that key advantage in the risk management formula, I am not getting into due on sale or pro se issues here)..

I don't use it anymore because I have a PM now and they use their own lease.My attorney created the lease that would not only cover me but also allow her to more easily defend me or fight for me in a court of law should the need arise.

Of chores, I can always improve on it.I also learned how to defend myself when needed.

To put in terms I am familiar with, you have to learn how to ride a horse before you can become a world champion rodeo rider who retires in 8 years. 

my best advice in situations like these are only take the actions that you are willing to defend in court.

My gut tells me that the only attorneys in this entire country that would promote or defend wholesaling as it is generally done are either gurus selling materials or they are the guru's defense attorney. 

What is reasonable and defend-able?