I had a water mitigation company out(a friend) and he thinks we could get to 10k in just water remediation.

Yes, rates are higher BUT given you have a strong equity position, that should help mitigate that rate a touch.

I mitigate my risks with careful screening and other practices.Good luck!!

Are you implementing any strategies to mitigate any possible effects? 

In my experience, far more damage is caused by 5-year-old boys than from dogs, particularly small, hypoallergenic dogs.When you have a risk, find a way to mitigate it and make more money.

I am still open to investing in certain areas in Illinois, but hoping to mitigate some of the Illinois fiscal risk by having a few properties in a different state first. 

If the seller offers financing with generous terms that may mitigate your risk. 

I'll tell you one thing my proximity to NYC has created phenomenal property appreciation especially most recently during the Covid outbreaks, and the relocation craze away from major cities to nearby suburbs.

Reasons for the change were due to my plans to keep scaling,  mitigate Seattle regulations,  desire to be able to go on vacations and trips again without leaning on friends/family to keep eyes on things,   and because I've now got enough cash flow that I'm willing to accept the expense.All my properties so far were MLS listed and I worked with agents.  

Hopefully the answer is yes so you can use those funds to offset the rent for this month.I am not intimately familiar with NC L/T law, but the judge will probably expect you to mitigate your damages by marketing and re-renting the unit, so be prepared to show evidence of that if you bring this tenant to small claims court.This is another good reason why I only offer MTM leases and collect the last month's rent and security deposit up front.