We include audit defense at no extra charge with every study even though an audit is extremely unlikely.

You are the one that is in charge here.

Would each house need its own bank account, security deposit account, and credit card in this setup?

-Lastly, make sure your contract outlines all the possible fees you can be charged for. 

(and wasn't there less than 5 mins prior, so think she was stealing it) I put it back, give her the check and receipts and ask her to sign saying she received the check and understands the charges for cleaning, carpet damage.  

In a nutshell:Home needs major rehab.Mortgage is paid off.Has a job.Property is a 2 unit multi family and the 2nd unit is rented out and cash flowing.She says she has no credit history due to not using credit cards/LOC's at all.Says she has not been able to qualify for loans (HELOC, LOC, etc.) yet due to no credit history.The front unit, which she lives in, is in major need of an overhaul.

They have a tenant guarantee that if the tenants move out or are evicted before the lease is up they don't charge another placement/finding fee.

I feel like he is charging me  on the equity he thinks he has in the property and not the loan he got for it.

If they say you have to provide them a copy of the lease, then that's what you signed up for.I recommend contacting the HOA, pleading ignorance, asking forgiveness, and begging them to reduce the charges to something more reasonable.

I have tried charging a $25 late fee but this doesn't seem to phase this particular tenant , she just ignores the late fee