My question, is it proper protocol to contact the tenant directly or only do so through the PM? 

So the story began, writing business plans, building websites, buying domain names and doing photo shoot etc, all the while, without proper use of my hands, legs.

I would contact your agent and make sure it Is properly insured.

I will say that it's harder to set up your own system... so make sure you partner with someone who has done that before who can help for the first time or two so you know what pitfalls to look out for and learn how to pick the right market, set up your team and properly set up your systems (team being the most critical part). 

You would be well served to check in with the HOA on proper replacement.

@Wayne Brooks im just learning how to use the worksheet that is why I asked for the flaws so i can properly analyze the deal.

I'm getting highly differing feedback from my lawyer and CPA on the proper structure and taxation of Texas Series LLCs.

You got cash for an increase in debt.There may be debt-financed distribution concerns but that is another story.Regarding your structure - a little complex but if you keep the proper books among all the entities...sure...

SHE should be talking to a professional who knows her entire situation and can properly advise her. 

A lot of houses in the area are selling at a discount because they need to be updated or have their foundations raised to properly prepare for flooding.