Deal Machine just recently started offering free skip tracing to their Pro subscribers (150/mo).

It's the Cash Flow Breakfast Club - Richmond Chapter (https://the.cfbcinvestor.com/RichmondVA).

And this is crazy…I was having breakfast with a local mortgage lender, at a bank, but who is also a mortgage broker.

At end of lease term, they left $20k in damages and skipped town. 

We are currently rehabbing a high end rental property here in Milwaukee and I was looking into flooring options for living-breakfast-kitchen.

I will share my "Most Expensive Lesson" in the comments.To kick things off, here are ten examples of expensive lessons or mistakes in real estate investing:Underestimated Repairs: The classic pitfall where the cost of repairs and renovations far exceeds initial estimates, impacting the overall budget and profitability.Tax Liens: Failing to account for or being unaware of existing tax liens on a property can result in unexpected financial burdens.Contractor Liens: Not settling payments or disputes with contractors can lead to liens against your property, complicating sales or refinancing.HOA Fines: Overlooking or violating Homeowners Association (HOA) rules can lead to significant fines and headaches.Bad Loan Products: Opting for loan products without fully understanding their terms can lead to unfavorable financial conditions, such as higher interest rates or unfavorable repayment terms.Ignoring Zoning Laws: Investing in a property without a clear understanding of local zoning laws may restrict its use, affecting your investment strategy.Overpaying for a Property: Lack of research or getting caught in a bidding war can result in paying much more than the property's worth.Neglecting Due Diligence: Skipping thorough inspections and background checks can uncover unpleasant surprises after the purchase is finalized.Poor Tenant Screening: Failing to properly screen tenants can lead to unpaid rent, property damage, and costly evictions.Underestimating Market Risk: Not considering market fluctuations can lead to investments that don't pay off as expected, especially in volatile or declining markets.We've all been there in one way or another, facing setbacks that seemed daunting at the time.

They also give you between 10k-15k skip traces depending on the package you choose.                      

In addition, several online skip trace companies and in some cases private investigators are used in attempts to locate the property owners.

In our market many buyers are skipping inspections to get an accepted offer.Thank you in advance for your advice!

If that is the case, I'd either skip the bankruptcy or talk to a bankruptcy attorney before going that path.2) Instead of selling off the houses, what if she sold a portion of the LLC to you?