How many tenants have the funds to pay a retainer fee to an attorney to handle the lawsuit?

Pay them a small monthly retainer, which you easily make back on one saved trip. 

However, eXp is setup to be a successful brokerage and RETAIN it's agents. 

Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Like I said earlier though, it's my opinion that you're wasting money on the waterfront lot if you don't plan on going with the luxury build styleSome people will also form the opinion that the waterfront lots will retain value better in the event of an economic downturn, and while that's certainly a possibility, I believe the results may be negligible.

Florida law requires retaining at least 20% equity and limits equity cash out to once per year.Risks and Costs: Rental property HELOCs are seen as higher risk, leading to stricter approval requirements, higher fees, and interest rates compared to primary residences.Funds Usage: HELOC funds can be used for property improvements, capital repairs, or as a down payment for additional properties.Alternatives: If a HELOC isn't suitable, consider other options like a HELOC on a primary home, a home equity loan, a cash-out refinance, or a personal loan. 

You pay all the VA mortgages off, and either fill out online, or mail in, a form requesting a one-time restoration of entitlement even though you still own the home(s) that were originally purchased or refinance with a VA mortgage, based on you having paid those mortgages off (...via a refinance that wasn't a VA loan).Note that the Department of Veterans Affairs, and all eight zillion employees, are entirely and completely unaware that it's even possible to refinance a VA loan using a non-VA loan, and they also aren't aware that veterans don't ONLY get VA loans, so you REALLY have to read in between the lines to understand that if you take out a $200k Fannie Mae loan, and use the proceeds to pay off a VA loan with a $200k balance in full, you've paid off the VA loan while still retaining ownership of the property or properties. 

I repaired a few things, painted it, changed out the railing, cleaned up the garden, and hired someone to put a mural on the retaining wall.

But, even if a lender does not do that, there is another and possibly bigger issue with the strategy of transfering title into an LLC after the closing: it is that you may be undermining the very protection that you seek by puting the property into an LLC by retaining a mortgage on that property in your name. 

There are both federal and local/state taxes to navigate and given the tax consequences are impacted by the structure I would recommend retaining legal counsel and a tax advisor who have local knowledge in the state where you intend on investing.