If this is what concerns you hire a buyer's agent because you are focused on the wrong things altogether.

However, if it’s not necessary for liability protection, you might avoid the headache altogether and just beef up your umbrella insurance policy.What’s your take on this now?

Or stopped using BP altogether.

At this point I'm trying to figure if I should try to bring in an experienced partner to de-risk this build out or scrap the plan altogether and sell. 

They bought their first 5-unit property (and their first deal altogether) a few months back, and since then, all but one tenant has either been evicted for non-payment or arrested.

Utilities altogether is about $250 a month, internet is $90 a month for the 1T fiber (we want fast internet for 6 people), 5% vacancy, Lawn care $120 a month, Pest control $30 a month, and we do bi-weekly cleaning of the common area at $200 a month.

And if you are going to ultimately just disable the account, then skip the fine altogether as it sends a bad message to the community. 

@Tyler Rayman I do medium term rentals in my multifamily (8 units altogether) and rent often to traveling nurses.

Sell it all and give up on REI altogether?

It also is helpful to have a California LLC in case you ever sell that property and move into another state so that you do not need to form a new LLC altogether with new operating agreement, just re-register in the new state as a new foreign LLC.