If you can't sleep because you are worried your tenant is late with her rent, then landlording is probably not for you because there are other things way worse than having to evict a tenant.Real estate is a LIABILITY generating asset, there are potential lawsuits lurking every which way, things you could hardly imagine possible.Insurance of course is a must have, but seriously insurance policies are very technical and complicated.

That's not a liability you exactly want in an urban setting.

Do you guys consider fruit trees an asset or a liability when offering a property for sale?

After reading lots on this forum, I realize that I do not need to create an LLC but an S-Corp for purpose of (personal liability protection only) .

No liability, rent in your pocket and credit to do the work when/if neccessary.

x=0I hope Josh has a good liability insurance policy!

Along the same lines, have you verified their contractor license, liability insurance and workman's comp insurance is up-to-date?

Do banks provide warranty deeds, no, they are special warranty deeds limiting their liability.

While the LLC is a great idea as you go forward, especially as you buy and hold and your liability grows, traditional banks won't speak to it.Again, feel free to reach out for financing questions.  

Everything else (utilities, renter's insurance, liability for their personal property, etc) should already be covered by the lease.