Like other comments suggest, you may be able to secure long term debt sooner but if for whatever reason that is not the case feel free to connect with me.

So I switched from a store bought towing sign to an official towing company's sign. 

The tenant threatens to get lawyers, my concern is their safety, but I can’t get any justification to make improvements to the property for security.

You can collect the money in many ways, I have tenants pay using secure ACH transfers using apartments.comI would declare this income because later on you may need the documented income to qualify for loans etc.

I want to secure it from any probable liability claim or anyone suing me.

Partner Driven discovered the Pointe Clear Dr property through a direct-to-seller marketing campaign, highlighting our ability to secure off-market deals.

As far as ROI, there are a few givens that will always give the majority or even dollar for dollar back, such as landscaping, flooring, updated kitchen and bathrooms, and security systems.

As my business partner and I scale, we are talking about purchasing an office building in the city, so that if one of us ever leaves our full-time jobs we'll be able to take over the property management and have an official office presence in the city to satisfy the requirement.

In AK, I have my real estate license, I also got my WI license in advance to self-represent and secure a property before I relocate.

My lease states that the leassee is responsible for all guests, so mostly I use that, but essentially yes add to lease or have them officially sublet from the main tenant and send me a copy of the sublease.