They have no incentive to leave the place nice if they know they’re paying more than a personal maid would charge.  

If we do create an LLC, it looks like we get worse rates than if we buy through a personal loan.

DOC_7452.PDF (hud.gov)From HUD's Fair Housing GuideThe FHA requires a landlord to allow a tenant to make “reasonable modifications” to the rental unit.

Why Memphis is Ideal for House FlippingSeveral factors make Memphis an ideal market for house flipping:Affordable Property Prices: Memphis has some of the most affordable home prices in the U.S., allowing flippers to invest with lower upfront costs.Growing Job Market: With industries like logistics, healthcare, and tech expanding in Memphis, demand for housing is on the rise.Steady Appreciation: Home values in Memphis have been steadily increasing, providing a favorable market for short-term flips.If you’re looking to get into the house-flipping game, Memphis offers the potential for high returns in a stable, growing market.

This is how the rental income is reported on their personal tax return."

Sounds like decent services, but it's a high pressure sales job (like when the window & door guy comes to your house and wont leave until you sign).

As Nathan suggested go to your insurance company... they will go after the person that caused it.

Even I was close to a  fabulous house but the inspector was so thorough and he mentioned Wood Destroying Organisms and we found so much termite infestation in the attic etc that I decided it was too much work and moved on:)

I am on my second house hack here and that's been really huge for me and my family.

If you're re-starting your real estate journey and want to jump back in with detailed content that can help you hone in on what kind of investments you may want to make I have two personal suggestions - I just started the book "Start With Strategy" by Dave Meyer this weekend, and I already wish I had read this right away when I was getting into the idea of real estate.