Quite a few of them after all these decades of service are beat to hell, as the OP mentions, as are the tile surrounds. 

I've got the same problem as the OP and got a quote for $1295 (minus a $100 coupon) for a 1-year warranty.

To answer the OP's question, for me, it is October 1, 2010.

My point was that the OP indicated that he has a SMLLC for asset protection, and that recent court cases indicate that the SMLLC does not provide that kind of protection as RE investors commonly believe.Sure, you're not worried about personal creditors... until you rear-end someone and get sued for more than your insurance liability limit.

David - Perhaps you could go into a little more detail about why you're encouraging the OP to "Do it!"?

As to the OP's question, who was named as the managing member, that may be why your name pops up. 

I don't think I'm misspeaking by saying the overwhelming majority of Realtors would not be able to help the OP do what she's looking to do.

If the lease doesn't specifically require electronic payment, then the OP can't just decide the tenants must pay electronically.  

If they aren't on the owner's title policy then the title company is on the hook to clear this up on their dime.The OP didn't buy the property as an REO.

If I were the OP I'd be very seriously looking at ways to cash out of the equity today....to see if there really is any.