@Sarah Hadassah Negrón so you get a money judgment.Now you have to turn that into a garnishment action with the courts.To do that, you typcially need to have the tenant personally served - which means finding them or hiring a skip-tracer to do so.Then, what are you going to garnish?

I would have hired a junk haul person to do the clean out instead of my contractor.

Personal guarantee if its a LLC. 

It’s one of the few places where you can still buy affordable properties, get strong cash flow, and see appreciation in the right areas.I personally built a 12-door portfolio there, and while it wasn’t easy, the market fundamentals are strong—affordable entry prices, high rental demand, and a city that’s been seeing steady growth.

@Robert B Azimi If I'm in your shoes I'm meeting with the tenant in person to figure out what's going on.

I both personally invest in real estate and help others gets started/expand their portfolios in various Midwest/midsouth markets.What I do with my kids: My wife and I have 2 of our rentals that are on the same street, with a home in between them.

They obtain and manage capital, whether it’s private equity/debt, bank financing or personal capital.

I'm only one person.

This sets a mental deadline for the buyers and can create urgency—this pushes serious buyers to the table and weeds out tire-kickers.When negotiating, focus on the frame you want to set—position yourself as the expert, the person in control.

I personally only use TN LLC because I am diligently maintaining all corporate formalities and staying up date with state LLC laws, this is my personal choice but again.. this all depends on your specific risk tolerance and investment situation.