The cost is $30K for 3 months as a trial and then we can continue at about $10K per month.

This is what would typically be done but their are variations to this.If a tenant is in a house owned by an LLC then normally they can only sue that LLC and what it owns.

"I drafted this agreement, it is solid, and I can defend it all the way in this trial", or 2.

Absolute scam... lenders don't beg for up front fee's  crooks do.. watch American greed when its on TV  you will see how scammers work..these are nothing more than variations of the Nigerian scammers send me money there is 20 million sitting in the bank I need your helpor the one on 60 minutes were they send you fake cashiers check saying you won sweepstakes.. these guys are world class scammers working out of country..

Also that I cannot have the waiver of a trial by jury.

They typically offer a 30-day free trial which I recommend you taking advantage of.  

They have a 17 day free trial if you want to check it out.

The buyer has no clue that he is in a lawsuit or that the case will be going to trial tomorrow.  

It's one that I've been asked a variation of this many times (CC: @Mike Dymski) and one that I've spent a lot of time considering.It is true that the student rental niche is a highly profitable one.

If you shop for an investment property in another state, you want to talk to mortgage pros in those states - expecially in the county where you might buy - because there are so many variations in way things are done & what the expenses would be.