Are you going to hire someone to make sure the corporate formalities are upheld?  

But I'd like something more formal and user-friendly for tenants and guests.

If they continue smoking despite the warning, you can then serve them a formal notice addressing the problem.

In the case of abandonment without something in writing, I typically recommend my clients go through the formal eviction process, especially when ANY personal property left behind.

However there is no formal lease in place.

I just cannot understand why he wants me to talk to a realtor that he hasn’t signed anything formally yet unless they are trying to be the “problem solver” as well.

@Tim DiMario- thanks and welcome ...I would recommend getting formally pre approved for a hypotehtical scenario with a lender ...This process will help get you organized / prepared and its free ...you will also learn a lot ....if you never  buy anything or dont buy anything for soem time - its  OK ...good luck

MN law also allows tenants the right to “pay and stay” if we begin the formal eviction process.

thanks ...if you havent already  done so - get a formal loan pre approval completed to make sure you have the financing needed for your plans 

It's all run under the table currently and haven't had any problems, but want to formalize this as a business to avoid any hardship down the road.I don't know how I should be protecting myself here.