Bad Boy Carveouts are much more straight forward for life companies than CMBS.

Lastly and I don't know this to be fact but apparently holding the properties in an entity allows one to avoid property transfer taxes by selling the entity vs selling the real estate.That might actually be true in some states, but if it is in the state of PA the PA Dept of Revenue already has rulings in place that say they are entitled to collect transfer taxes (in most situations, with a few exemptions) when there is a sale of an entity that owns real estate.

Regardless of your choice of path here, you MUST first fully understand all that is involved as a landlord, paying special attention to operating costs and how to evaluate deals and your market you intend to invest in.

You are on the right path of calling around and meeting them in person.

Economies of scale--It seems you have a large trajectory path for your # of rentals, at what point do you plan to stop?

Not sure what fubared is Jay, but the is no legal path to cure this without an attorney.

I recently made a move from the Title Industry to Healthcare for not only a raise, but also a career path.

This would be my first deal and put me on my path to building my real estate empire!! 

Ultimately I'm wondering what would be the most direct path to getting her out, pricing her out of the place with rent increase vs just asking her to leave with a 30 day.

I presented that during the hearing and it was a very straightforward process.