As you mentioned an LLC as well, generally you would either have a TIC Agreement or an LLC as the LLC operating agreement will essentially serve the same function as the TIC Agreement, and ownership would either be held in the LLC or as TICs at any given time.

I guess my question is how much longer should I wait until I file for small claims court?

My attorney advised settling it is cheaper than fighting it in court.

You might just find your first deal, partner or actionable step here on the forums.To help new BP members find what and who they're looking for, I recommend 4 things:1. use the 'search' function to find topics, members and areas of interest .

Obviously during the renovation process we tend to focus on functionality and cosmetic features.

I have a court hearing this Thursday may 24th.

You can look up the foreclosure file online likely on the Clerk's website, Court Case Records search.  

I’ll be sure to notify all tenants in writing of the cameras function and remind them that, per the lease agreement, we are not responsible for any of their property and they are recommended to get renters insurance. 

As other have stated, remove the owner form occupying the basement and remove the stove so its not viewed by a  lender as a fully functional apartment. 

If my mother lives next door and I say hi to her then the IRS can kiss my behind and I will gladly see them in court.