We gave them till end of February (a generous 45 days) to move out.The tenant is a "pot stirrer" and keeps demanding (in emails, our only communication), to speak with my attorney.  

t or get off the pot.

Sadly As a result the person doing it is Usually broke ,unskilled and doesn’t Even understand the paperwork and documents involved .they drank 6 pots of coffee and watched Grant  cardone speeches for three days straight so they are just plain willing to do whatever it takes to make any money in real estate .

Tons of military (which still regards pot use as against policy) and local police with plenty of free time to go after low-level drug offenders.  

Im adapting the piss or get off the pot motto lol for 2020.

Run both scenarios out 10 years, and reinvest all cash flow back into the pot. 

You treat that as a seperate savings pot of money from typical repairs.Regarding a LLC, I would say that you will likely be just fine getting an umbrella policy.

I have my hands in quite a few different Real Estate pots- but it seems like one thing is always the same."

In this case, I would have to believe they would be willing to have a brief discussion where you can propose your ideas and perhaps get a better sense of what their needs are in order to come to a potential agreement.I do, however, think that you can gain some leverage by working with the seller/list agent directly since there will be less hands in the pot and commissions payable.As a side note;  Although a lot of the creative strategies discussed on the podcast and forums sound appealing and may have worked for someone, some are (in my eyes) actually going to hurt you in a lot of situations.  

With 10 you increase $100 your net is $1000.