I did find a small box that contained the ashes of dog that had been cremated and contacted the tenant but they never responded back indicating they wanted it.In one of our neighborhoods we sometimes time how long it takes to have others claim any furniture left on the curb. 

Would doing a quit claim deed to an LLC remove that obligation from my personal DTI calculation?

@John MatarazzoI assume you’re referring to Schedule E where rental property income and expenses are reported.The short answer is yes you still report it if you’re claiming the FEIE and foreign tax credit as you’re taxed on your worldwide income in the US, which includes the rental property income or loss (which is subject to the passive loss rules in most cases).

What should I do, in terms of letters/files to make sure I can file a small court claim and have a better chance to recoup the non-paid rent?

The tenant is also claiming that they're afraid we're going to charge them for items we said we would fix but never fixed (this isn't true, we fixed the items and there were also a few small items they offered to fix, I have everything documented).

It lists bodily injury and property damage and cover attorney/legal fee for covered claims. i also have umbrella insurance (Gieco) and it’s lost covering additional liability for landlord.

It is too much effort to file a claim for something small, and typically they side with the guest.

Servicers dumping repeatedly means a couple possibilities: nothing maybe, borrower is a pain, in forbearance and claiming they will sue, no equity, have not paid taxes and insurance in the past 18 months, location is rural, servicer in financial trouble... 

, if so, how long we can claim the depreciation? 

I’m not a fan of people talking from a pulpit, or claiming expertise in a field they only read about.