Prior to her niece she rented to her brother.  

On my projects, I never have a permit prior to loan closing, its just too early in the process to get it.3) On my new rentals, my repairs outside of tenant damage, are minimal.  

I was travelling on the prior person's comments about Alabama and Georgia, and did not even  notice that you are in New Jersey.

Its best to get remove the popcorn texture to allow for best adhesion to a secure substrate of the drywall rather. 

Give him proper notice of lease renewal terms and that signed paperwork must be completed by XXX date.I'd do a condition sheet walk thru and update that as per your ownership date, any prior damages or condition is no longer the tenants responsibly, it's from your date of ownership that the condition of unit apply s to security damage deposit.Follow your state landlord tenant laws and your area may have a landlord association that has legal forms for leases that you could obtain. 

We have been submitting offers like crazy and once accepted before the LLC is done, can the property be absorbed into that if acquired prior to starting the LLC?  

Remember facts and evidence make the case, do not walk into court expecting to win simply because you believe you are right.PS: you may actually have to do a official eviction prior to going to small claims court.Read up on your state landlord tenant regulations first.

Prior to me taking over, the previous PM billed a flat rate to each tenant based on number of occupants. 

No, you can't buy the house from the association prior to auction, they don't own it.  

Higher end units cost about $150.00 to market-Calls- we generally take dozen of calls on properties answering numerous questions prior to scheduling a showing.