I was a PMP on a deal and i gave my partner 3 months' worth of the mortgage in advance to stabilize the property. We bought the property via SUB2 and he has never made a single payment to the mortgage company. I came ...

Registered agent is in case you need to be served legal papers, they will accept them on your behalf unless you would want to be served at your home or work, and technically it must be a place where you are available between working hours. 

https://www.biggerpockets.com/forums/51-tax-legal-issues-con...

Fill out both medical and legal power of attorneys.  

Prioritize due diligence, including a thorough property inspection, financial analysis, and legal review.

An LLC creates a legal separation between you and the property, so if something goes wrong—like a lawsuit or debts related to the property—your personal savings, home, and other assets are shielded.

Is there a legal way to ensure they dont trash the place?

I carry a very small, very light 8 shot 22 caliber revolver everywhere that's legal.

If so, then it could get messy.  5% down is conventional so I don't think it would show on an appraisal, in that case you could work on doing an escrow holdback i.e. the seller holds a certain $ in escrow with the title company based on the quotes you receive. 

That is basically an extra tax return, legal fees for setup, bookkeeping costs (if you aren't doing it yourself), possibly an umbrella policy.