If it doesn't say, then it is ultimately a court who sorts it out if there's a conflict, but I wouldn't expect most courts to side with a landlord who just decides they want to use the backyard themselves for bonfires or storing their junk. 

In regards to signing a waiver (I am not a lawyer), I believe that unless you have a lawyer create the legal document, the waiver does not hold up in court.  

I told my buddy, who is in another country, about this and he immediately became interested, he has money laying around that he would like to invest. i haven been looking for information on how to buy real state (to  later rent) in a partnership or LLC with a foreigner.

You said you want turnkey, so that leaves us searching for $150k turnkey houses, that people would pay you to vacation in, around the country.

It seems like covid has inflated some rental markets across the country.

Please advise if this is worth going to small claims court or just pay the fee for carpets, around $800.

If I did it, new to this country, not knowing English, not knowing the business, and "broke," anyone with the right desire could do it.

While some states have better protections for LLCs than others, when it comes to real estate courts only want to recognize local protections.

I filed a claim with his insurance and got my money back that way without having to take him to court.

I stumbled apon a seemingly great deal when purchasing a car from a private seller who was leaving the country.