Do not turn off utilities or have anyone touch their stuff/ force them out/ interfere with a their “use and enjoyment” of the property.

Many people (non RE investors) told me that I should force the seller to pay for and fix these repairs, but they were total < $50 and took me about 4 hours.

My fiance's dad recently (and thankfully) "forced" me into the real estate investing world by offering to fund a flip 100%!

She could either immediately leave or I would have the police and drug task force down here to bust her AND I would immediately evict her.

Assuming we're out of this foreclosure mess and they have the time, I'm guessing they'll look for any reason they can to call those older, low interest rate loans due just to force the higher rate refi.

If you put your home in the LLC you lose your homestead exemption and you could be forced to pay a %age of the rents as business license taxes.

That should be done on every non performing note, in my opinion, if you want to force a result.

refusal to act" (thanks Bill)"forced sale" (thanks Bill)

Personally, I've bridged, cross-collateralized, substituted security, forced appreciation, and more in order to facilitate timely exit of private capital.  

However, you're going to have a hard time forcing a tenant to use it, unless you're going to pay the water bill.You may be able to get around that by stipulating in the lease that the tenant is required to allow the sprinklers to operate at a reasonable frequency and duration to maintain the lawns in the current condition.