I am a bit fascinated by the many heat maps that exist when doing google searches.

Check, google  landlord tenant laws for Oregon.

Obviously I haven't seen your lease but Check , Google ' Landlord tenant laws " for your state to see if they are permitted to charge a lease break fee, but that's usually done upfront with both parties agreeing to that signatures from all. 

You have two reasons, and only two reasons to have an LLC, the first is that if you need to share the profits of a joint investment, an LLC provides a simple an straightforward way to do that (though there are others), 2ed is to insulate the owners of the LLC from the liability of the LLC, by moving funds from the LLC to your personal account, you are "piercing the veil" (you should google that term), thus eliminating any liability benefit that the LLC would bring you.I am often not this forthright, but your accountant is an idiot and he/she is going to get you in trouble (or in more risk than you think you are in...which is worse).

Google RUBS, you should be able to find something.

@Suhaib HammadI suggest you google "Twin Cities REIA' and go to a meeting.  

Do a month to month, roommate lease / agreement.you can probably find one on BP in Forms.. otherwise google one.

From what I've googled, @Sam Erickson is right and the headliners are good and the rest is fluff.

Google that.Some leases have the terms that permit partial payment on late or past due rent by tenants even after the eviction action has been filed, some courts don't honor that and make you start all over again so don't get stuck.Sounds like with the "other lease breaches" you still want the tenant to leave so I wouldn't jam up the process and get a "DO OVER" at this stage of the game.. 

You can google LLC's vs s-corps vs general/limited partnerships to learn the basics.