I assumed that her family member got locked out and broke the front window to get in because she didn’t seem fearful at all about it.

Doing your research will be key and not over analyzing for ever, you'll never have all the information and it will always be a little bit of fear in buying.

The second reason is fear.

I also know that in many cases the llc will protect my personal assets and I fully believe this is either analysis paralysis or just fear of failure. 

It may be easier to offer the Tenant $6,000 to leave and be done with it.Unfortunately, many bad tenants have no fear of the legal system and they will continue to abuse this until you are run dry or the court finally forces them out.

I found them to be incredibly overpriced and focused on fears that are likely never going to apply.

I've never feared for my safety though.

In this market good tenants aren't difficult to find, so don't let the fear of vacancy stop you from getting rid of a problematic tenant. 

my biggest fear is not having enough reserve for a big unexpected item that comes up then I won't be able to pay back a loan or get the property fixed the way I want it to.

I think white would look much better, but I am worried that's going to be a lot more work and I also fear how well the white paint would hold up over time (they are rental units I know they'll take a beating and potentially chip/ scratch).