There were no bugs in the unit when they moved in; 10 months later they have them. 

I contacted the owner, left a voicemail, and got a callback a week later.

A couple years later, repairs, vacancy and turnover costs and you've actually lost money every month and you've decided to sell and buy in a more desirable area, but the property hasn't appreaciated, you have to fix it up to sell and incur transactional costs and you lose even more money. 

Also how is this area 7 years later and thoughts?

I own a lot more than 2 homes and all these years later still have never bothered with LLCs - I just keep really good insurance.

You do it right or regret it later.

Now, one month later, I’m called to face this situation.My energy level was low.

The guy that buys it from you may find that out 2 years later in a foreclosure.

You should be able to get her out on that or late rent. 

Here’s the idea:A private lender could pay off the FHA loan, allowing us to give them the first lien on the property.This would free us from the FHA restrictions, enabling us to move to a more suitable living situation while addressing the lead issue at a later time.What I Need Help WithPrivate Investor Leads: Does anyone know of private lenders who might be interested in exploring this option?