I'm advising folks to keep a close eye on Clay, Cicero, North Syracuse, the neighborhoods including and surrounding Eastwood, and the neighborhoods by the university.

Which I also would tell you that if you have trouble managing finances and poor credit I strongly advise against real estate as its capital intensive and if you struggle now managing money having more money and real estate only exacerbates that issue.

They have a liability for a full value of my property plus I make them have personal property for $30k. is it advisable to have the insurance underwritten with tenant and my name on it?

I would send a lease violation notice that advises the tenant that they have violated the no smoking provision of the lease and that it needs to be cured immediately - to include complying (not smoking) and remove any odor/damage that may have resulted.

If that is the case then that is considered cost of doing business and I would advise that should be calculated in your costs/returns you provide to the investor.IF you are referring to the investor who is the borrower - then I would have included that cost in the loan agreement.

They can advise you on the best way to structure the LLC and get financing. 

A knowledgeable attorney can advise here.Create a solid operating agreement: Since you own the condo with a friend, a clear operating agreement is essential to outline responsibilities, decision-making, and profit-sharing for the LLC.To save on costs:Look for real estate attorneys who specialize in investment properties and might offer package deals for the retitling, operating agreement, and filing the LLC.Shop around for title companies that can handle the transfer smoothly and provide competitive rates.Research DIY options for setting up the LLC if your situation is straightforward, though I’d still recommend a lawyer for the transfer process itself.Good luck with the process!

Also, why do you think so many people are advised to get an LLC when starting in RE investing? 

Other than just those things I would advise that you contact the IN attorney general office.

Any tips or advise would be great!