EMDs serve 2 purposes: (1) they demonstrate a buyer's interest level/seriousness; and (2) they serve as a remedy in the event of default.

I can help with remedies if you like...help to determine the best or most cost effective

If the sanitary conditions in your unit are such that it attracts pests of any kind, and it becomes necessary for us to undergo remediation in the building, you will be held financially responsible for reasonable costs thereof, paid as additional rent.This is what I use. 

Seems like the $30 a year is still the same but I guess now you have the added inspection cost plus any remediations they decide on.

If the cause of the leak is covered by insurance, then the mold remediation will probably be covered, too. 

Not sure how long I should give her for this before sending out a five day remedy letter. 

Unfortunately, it had holes and there was contamination that has to be remediated.

Now they are saying they don't want me to remove It because if there is contamination, they will be forced to remediate.

Ben, I'm not aware of requirements in NJ that you have to use a certified LBP remediation company.

Only a few states have the charging order as sole remedy that would create that great layer of outside protection.As it is generaly better to have the LLC in the same state than the property, if you are in a state that does not offer charging order protection, it is then advised to open an holding LLC in a state like WY or NV that will own the LLC to create that outside protection.You can create the LLC(s) yourself for a few hundred dollars (depending on the state) and have an attorney draft a good asset protection operating agreement for around  $1000 to $2000 depending who you choose.