I find that the best deals on the market are usually newly listed (less than a week on the market) and usually the deals that haven't sold have significant issues with them.What are the reasons that you think homes sit on the market for a long time and how do you navigate the issues to make a deal that works for you? 

In a lot of places, evictions are quick enough it shouldn't be an issue but I do tend to live by the motto "never underestimate how much damage a pissed off tenant can cause in just a few hours."

Alternative is the sherif evicts him and I pay tax and insurance.I know we can have a gentleman's agreement on these things, but im still afraid he might be able to legally sue me if we have a legitimate residential lease?

Ambulance chasing attorneys know their way around and can legally navigate around Insurance Policies.

LLC's main benefit is from a legal perspective.

excess funds do not get issued until after redemption period. 

If we bite off people’s heads when they admit disaster, it suppresses legitimate issues with these techniques. 

You can legally change or cancel a contract if all parties agree. 

In any contract you don't typically need a clause saying what you CAN do, its assumed you can do anything legally allowed as an owner including sell.

@Phil Petite Forming an LLC in Tennessee is recommended if your rental properties are located there, as it simplifies legal compliance, avoids the need to register as a foreign LLC, and aligns the LLC with Tennessee's laws for property management and tenant disputes.