They are probably smart enough to wait until the court date, then they'll scurry off 1-2 days prior and move to the next victim.I manage 400 rentals and this doesn't happen to me because I don't listen to excuses or play games.

That's what's really playing out now, the "how" to relief aid for CRE. 

The play would be to wait a year and a day, demo the property, build a small box, spec home, and sell to an FHA buyer.

As long as you carry adequate insurance, as a landlord this means at least $1-2 million GL or umbrella per occurrence plus defense costs, the LLC's "protection" is never going to come into play.

Some still are careful to leave meat on the bone, but a lot are getting really greedy and play loose with their statements regarding ARV and Estimated Rehab Budgets.

Cash out refinance is always a risky endevoure as well, works well if you have a great buy or true value-add play. 

They were the result of the years of networking, building a reputation, having access to capital, and developing a great reputation/track record of honesty, fair play and success that brought me the deal flow those deals were part of.  

It turns real estate investing into simply an interest rate play.

And just out of curiosity, have you started playing around with note investing yet?

You have carpet and allow pets or infants, it's gonna happen.It's come to the point when the ONLY reason to have any sort of carpet in rentals these days is to play games like this.They're going to try to strongarm you.