Are you asking because we need to have a court date set for the eviction hearing?

Some start much higher than that.In our area it is simple supply and demand - there is a very large demand for our services, there is limited capacity to provide services. 

They sold us on a software access for 1 yr, and was told it would be up and running when I got home, and my phone would be ringing once it was set up (it didn't).

Yes, my realtor told me the same thing about the number of rooms is more appealing when it comes to future tenants/how much you can set the rent amount at. 

Unless I am specifically told by my client regarding a lower limit on offers, I will present any offer on paper.

Smith, Grantor, hereby sales and warrants unto Tom, LLC, a Limited Liability Company created and existing under and by virtue of the laws of Washington, whose principal place of business is 123 Smith Street, and Mike LLC a Limited liability Company created and existing under and by virtue of the laws of the State of Washington, whose principal address is 456 Jones Street, Seattle Washington 12345, Grabtees, as Tenants in Common.

Do you have anything in the lease for limited/no notice for emergency repairs?

A lower income, but willingness to sacrifice comfort in order to set yourself up for an abundant future.

I have a couple questions in regards to setting up the proper entity as well as taxes. 1.

My goal has been to borrow money for the rehab, rent it out to generate income for the Trust's beneficiaries, and then do a cash-out refi to recoup my down payment and any other out-of-pocket expenses.I believe there are limitations in an Irrevocable Trust, which would prevent me from simply deeding the property to myself or possibly even to an LLC if I create one, even if the end result is in pursuit of my fiduciary duties to the beneficiaries, as Trustee (i.e. making the home inhabitable and generating rental income for the beneficiaries).