The operating agreement in place specifically prevents the property from being used as collateral without written consent of all members.

Twenty-four hours is presumed to be a reasonable notice in the absence of evidence to the contrary.(9) Promptly commence an action under Chapter 1923. of the Revised Code, after complying with division (C) of section 5321.17 of the Revised Code, to remove a tenant from particular residential premises, if the tenant fails to vacate the premises within three days after the giving of the notice required by that division and if the landlord has actual knowledge of or has reasonable cause to believe that the tenant, any person in the tenant's household, or any person on the premises with the consent of the tenant previously has or presently is engaged in a violation as described in division (A)(6)(a)(i) of section 1923.02 of the Revised Code, whether or not the tenant or other person has been charged with, has pleaded guilty to or been convicted of, or has been determined to be a delinquent child for an act that, if committed by an adult, would be a violation as described in that division.

RCW 59.18.150 (6) Washington State Residential Landlord-Tenant Act, provides as follows: “The tenant shall not unreasonably withhold consent to the landlord (or manager) to enter the dwelling unit at a specified time where the landlord has given ... notice...”

I first heard Revocable trusts being suggested son after land trusts went out of vogue about two years ago.

In a nutshell (and there are several recent discussions about this on BP), an LLC will help protect your personal assets, a revocable (living) trust will not.

When writing the offers are you using the promise to purchase and obtaining written consent from the seller? 

I was begging for my money, not getting communications, repairs were being made without consent or communication, each statement (if I received it) was a surprise.  

Even married most landlords have had both my wife and myself sign leases, meaning neither one of us can get rid of the other without their consent. 

Your tenant has apparently moved him in without your consent, which shows disrespect for you and as others have noted is likely a breach of your lease.

Pro rated rents have been returned but the questions to this would be the following:--My interpretation of the VA laws and based on the tenants consent to either sell/rent so long as it matures their lease means we should be lawfully entitled to all of their deposit as it was used to pay the marketing/upkeep and closing costs of the home.