This would include traffic engineering, biological consultant, archaeological consultant, and any and all consulting related to Army Corps of Engineers, and Federal and CA State Fish and Wildlife.

I appreciate your response.I agree it is not guaranteed, or maybe even likely I would see a gain on such a recent purchase but there would be no harm in listing if it may allow me to purchase an investment property sooner. 

The moment I allow my indignation to get the upper hand is the moment I cause myself more harm.

Those nasty little ankle biters cause a lot more harm then pitbulls these days.

It has been explained to me that this ultimately is an insurance issue that provides a clear path for settlement for the person harmed. 

Today, I'm happy to report I have no mice, the gutter is not doing more harm till it can be properly repaired in the spring, the bathroom and kitchen were repaired for $140, new, qualified tenants are moving in on December 1st under an enforceable lease, and the rent was raised $25/mo.

If you don't tell the new tenant about the shooting and it happens again, you could face serious liability if someone is harmed.

If they qualify in every other way, there is no harm in putting it in an escrow account that you draw from every month, and send a receipt to the tenant when you do so.

It is not a bad idea to partner with a PM, and especially if in good faith intend to work with the PM, then there is no harm in going into a contract with one if you ensure you can back out of with 30 days notice if you are unhappy. 

Even if you have a property in LLC, the activity would be reported on your personal return anyway, so LLC is doing no harm.