I did attempt to move when they paid rent in alignment with their payday, but they weren't interested.

Hi @Teddy Johnson,Revocable living trust plus LLC is actually a really good question, something I haven't given thought to, and something I've never seen done or attempted.

He will however not stop although he will promise to do so.I suggest you study your state regulations and, based on your assessment of this tenant, terminate his lease a soon as allowable.There is no point in attempting to deal with the smoking if you do not wish to keep the tenant unless you are stuck with him due to the term of the lease.

I asked my attorney what recourse if any we had since we paid for property taxes for the month and lost time for what I would have begun day 1 after closing, and was told that if we were going to attempt to hold the $1k he had put down, the buyer could end up contesting and the legal fees would not be worth it. 

Most people are attempting to get asset protection by segregation. 

Between the restaurants, the cost of housing, and the taxes, California is attempting to strip you of your wealth.

I will be getting married in September and neither of us know much about real estate, so I'm attempting to spearhead our self education. 

Building on hills for the first attempt?

I did not see anything in your post that stated you have attempted to work this out with the tenant over a certain period of time, but he has failed to respond.

Should I look for 2+ BR in a good school district in an attempt to try to appeal to a family (however this obviously would cost more money).