And for rent of June and eviction I will have to go to higher court which is downtown Houston (I am in Spring, TX) for a judgement. 

We did have some heavy rains back in June and some neighborhoods flooded (to a certain degree, like 3-5 inches may have come into some homes).

Properties in areas with significant hard freezes and rain will tend to have more maintenance than in milder and dryer areas.Construction - Construction plays a big part in maintenance costs.

While Harvey was significantly more rain I feel that Katrina due to the wind damage and deaths will take a greater toll.

I really only want a cosigner who is "collectible" where I can force them to pay a judgement in a worst case scenario.

ESPECIALLY in states like Texas were bank or servicer can get a deficiency judgement in the case of a foreclosure. 

@Bjorn Ahlblad thank you for your suggestion --- and enjoy our typical rain season in WA :) Pretty happy to join the BP family and take the baby steps here.

I have had others who wouldn't work with me and left my cabinets on the street in the rain.

Bad judgement to say the lest !

Also, you can have a buy-out agreement, the LLC could be for the benefit of one partner and the one half undivided interest could be financed to another member, any contract or benefit with or for a member can be spelled out in the Operating Agreement and can be limited or terminated upon certian events, like death, incapacitation, filing for bankruptcy or upon any lien or judgement filed against the company or any member.