So a $2,610 lien would cost $10-15.The only reason why I am still contemplating is that these fees reduce my effective return.

An example (of many potential scenarios) would be they start talking about family, you are able to deduce that there is a huge child support burden that could effect their ability to pay rent.

The lot lease will remain in effect so it's best to move at the end of the lease.I'd also recommend talking to the PM at the park the home is located and discussing your plan to move the home.

i know an llc here cost about $170.00 and i can do that myself but the s-corp will be done with a lawyer as well as our lawyer drawing up a contract between my partner and I to protect ourselves. is an s-corp the right way to go?

You probably want to chat we a lawyer to understand NV law and your position.

Maybe a lease stipulation will be that by canceling their credit card, they effectively cancel their lease, voluntarily?

If its clearly been abandoned, rekey and move on.This is the advice from my lawyer here in CO.

Im still doing some research on it and ill ask the lawyer I work with if a closing can be done on a deal like this.

Here's a good link from the BP archives:http://www.biggerpockets.com/forums/52/topics/40854-cost-effective-termite-prevention-strategy-

I seriously doubt any lawyer would even bother trying to get you involved, but if that were to happen, go find a decent real estate attorney to help you out.Also, if you listed on the MLS, I assume you have an agency relationship with a broker, regardless of whether that agent is heavily involved in the transaction or not (unless you have some MLS or state rules that allow you to list without a broker, in which case, ignore this point).