While I know that return goals are different for each investor and their specific goals, it seems that a bad or low-performing deal for one person might be what another investor is looking for. 

While an LLC can offer liability protection and tax benefits, it’s not essential for a single property—personal liability insurance and an umbrella policy may suffice for now.

This is simply my personal choice and I can afford it.

I would be very interested in the person’s contact information that does Pad split in this geographical area. :)

I know of several excellent property managers in the North Alabama area that would service the Harvest area, including several that I've never worked with personally, but have a good rep in the area. 

Being a normal person and giving someone a heads up has not bit me, yet.In addition to what the law requires, I always shoot the tenant a heads up either via text, call, or email.If they are mostly responding to email, then shoot them an email.Emojis and gifs work wonders in today's day in age.

Are you looking to add more to your company or begin a personal portfolio?  

I had to put 20% down and I bought it using personal credit.

Instead of being discouraged by a property that doesn’t quite meet your needs, why not see it as a chance to personalize and add value right from the start?

Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.