Because much will depend on the specifics of your market, I can really only stay general but it sounds like you are on the right track in formulating a strategy to get your rents closer to market and retain your tenants and tenant satisfaction (of course, should one leave, I look at the bright side, a chance to improve the unit, get a new long term tenant, and even up the rent when warranted)..

Our general counsel has mentioned that as long the loan is current a transfer to your LLC as long as you retain title to the LLC as well would be fine.I cannot say this for each banker/servicer so I would check with your bank as well as their policies may be different.

I'm the muscle and she's the brains.

Adjust the commissions/bonus structure to incentivize the desired performance and make it sufficiently lucrative so you can attract and retain good talent.

Overall she didn't have enough security deposit to retain to pay for the damages.

We are both married, have mortgages, brokerage accounts and now with the business (expenses and set up costs) going forward we thought it best to retain a CPA for the coming tax season.

Aside from time and labor I now have nothing invested, even will get $7k additional back and retain $57k in equity.I’m not going to throw out cashflow numbers since everyone tends to calculate vacancy, repairs, capex differently and I don’t want to get off track.

A tenant with an 800 credit score earning $100k/yr is a much lower risk than a tenant with a 550 score working at MacDonald's.Know the laws, processes, and requirements for serving proper notice to tenants who don't pay.Be prepared to use creative solutions such as cash for keys and early termination agreements.Have an attorney who specializes in landlord-tenant law in your state on speed dial (if not on retainer) to assist with evictions and other legal matters.Consider investing in more landlord-friendly markets. 

@Josh McCallen It depends Debt allows you to retain full ownership, equity takes a piece and gives it to investors.

They just put me in contact with their lawyer who required a retainer just to initiate looking into it.