The tenant claims the doorknob didn't work and got stuck inside(To your point, tenant claims the lock was defective).

We own a cabin in Ellijay that stays booked as much as I want it, but I'd caution that 90% is an unrealistic number just from the cleaning services standpoint.

If they don't pay, take them to small claims court.https://www.njcourts.gov/self-help/small-claims-court

All of them claim you have 20 years experience as a REALTOR, investor, and property manager. 

If you did rightfully claim the position, the audit is just an annoyance.Interestingly, each of my clients who have been audited who have had REPS status in place, it was never questioned at all...

Additionally, you’ll need to account for "depreciation recapture"—the depreciation deductions claimed during the rental period must be taxed.For example, consider a property purchased for $310,000, rented for six years, and then converted into a primary residence for two years before being sold for $510,000.

I get tons of emails from Mark Evans DM on wholesaling claims to be automatic money machine  http://markevansdm.com/show/

To transfer your rental to your LLC, use a Quit Claim Deed for liability protection.

Has anyone worked with a public adjuster on Long Island (Nassau County or Suffolk County) or in the New York City area to help with an insurance claim? 

There are so many forum posts from investors who buy a random property thousands of miles away based on recommendations from people they don't know and unrealistic spreadsheet math, get crushed by capex, and give up.