So if he screws you (something I am assuming is likely as I'm picking up he's probably a drug addict or something of that nature) you'll need to evict them through the courts just like any other tenant. 

You’re not going to mitigate all the same risks as with a fully licensed, and insured contractor and that’s ok, it’s the nature of the class you’re flipping or rehabbing and their associated margins

Each state has a Division of Real Estate who oversees broker operations & requires broker's to adhere to incredibly strict accounting procedures, audits and care of all of this money that flows in & out of their hands that is that of the client's (you) or the tenant's.

Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

All hard money is commercial in nature.

well nowhere I could find. this home is older than most around so it sits lower than most creating a natural funnel towards my property, which has turned my yard into a swimming pool.

Then need to know where the natural flow of water is. 

(welcome book, guide, procedures and policies, contact numbers, etc).Does anyone successfully STR in this area and can shed some light for me?   

Inputting new systems/procedures for operations - We have certainly input new systems/procedures and have re-strategized due to Covid-19.For the new goals for 2020.

Some are better that this than others, many more are more arrogant about how well they can do it than they should be.This is human nature.