I think repairs will be around 30K Maybe around 40K... depending how fancy one will get.When I approached her  and told her the house is "sold" she started to become nasty and really defensive.

This is because the whole discussion of LLC conferring true asset protection and everyone discussing about "commingling of funds", and "piercing the veil" ultimately is encased in whole bunch of theory with very little practicality.  

DEADLY FORCE IN DEFENSE OF PERSON.

We deal with this a lot in Milwaukee, even tough our basements are built differently, the principles are the same.First line of defense is surface water management: gutters, down spout extensions and grading.

But truth is an absolute defense.  

See how defensive he got from three sentences.

Our firm offers options and price points, all with audit defense, based on your particular circumstance and tax strategy needs.

(A) A landlord who is a party to a rental agreement shall do all of the following:(1) Comply with the requirements of all applicable building, housing, health, and safety codes that materially affect health and safety;(2) Make all repairs and do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition;(3) Keep all common areas of the premises in a safe and sanitary condition;(4) Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, and air conditioning fixtures and appliances, and elevators, supplied or required to be supplied by the landlord;(5) When the landlord is a party to any rental agreements that cover four or more dwelling units in the same structure, provide and maintain appropriate receptacles for the removal of ashes, garbage, rubbish, and other waste incidental to the occupancy of a dwelling unit, and arrange for their removal;(6) Supply running water, reasonable amounts of hot water, and reasonable heat at all times, except where the building that includes the dwelling unit is not required by law to be equipped for that purpose, or the dwelling unit is so constructed that heat or hot water is generated by an installation within the exclusive control of the tenant and supplied by a direct public utility connection;(7) Not abuse the right of access conferred by division (B) of section 5321.05 of the Revised Code;(8) Except in the case of emergency or if it is impracticable to do so, give the tenant reasonable notice of the landlord's intent to enter and enter only at reasonable times.

He said it's not a valid defense for why she didn't pay her rent.

Anything less will seriously impair your defense against a fair housing violation claim.You should decide form the start if you will accept an applicant for a month out from when you want (ie Feb 1 vs Jan 1.