I should have recognized that the repetitive closing throughout and,heightened approximately in the  last 30 minutes of their 2 hour pitch should have been a major warning signal but I ignored it.

@Josh Kliethermes most likely you either can try to retain the earnest money (emd) or you might be able to hire an attorney to sue for specific performance.  

I am thinking instead of making the tenant sign all of the paper with new LLC for next three months, I should make her sign an addendum that states - She acknowledges that original lease was signed with KY LLC ( of course we will insert the real LLC name) and now the property is under new LLC.. so nothing changes,  all contracts , obligation stays the same as with the old LLC.Two questions:1.

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

I get texts/postcards/calls offering me cash for the house a lot, but I don’t want to sell the whole thing outright, I want to retain my ownership and investment and build a property empire with someone who wants to invest - and I’m totally okay with full involvement or silent partnership. 

For you, there is no distinction between one dollar and another, stick to your conventional disclosures but you can omit those specific to the retention of loans from a wholesaler (% sold) and provide your own (I'd say something like 95%, that gets deeper, but you can sell, assign or retain your loan).

They didn't require me to continue using them for any other services.They'll be 100% up to date on state and local landlord/tenant laws, have an attorney on retainer, and they can probably get the job done legally for cheaper than you hiring an attorney hourly.Here are couple good PM's in the Sammamish area that might be worth reaching out to:- PMI Arka- Brink Property Management

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Maybe it’s the commercial lender in me, but I think it’s good business practice to retain, or at the very least have access to, all notices and documents that were given to the tenant.