I truly believe that I should be a writer, for the sheer creativity and volume of excuses I have recieved from (mis)trusted associates is without competition -- Everyone wants a piece of the pie, but when it comes time to put up or get out, everyone walks.

No-money-down deals and other creative financing is probably not something I see myself getting into , but you never know.

Our primary reason for getting the LLC is to ensure we can get hard money financing, however, I am having second thoughts...

As a manager I ensured that my associates were not unethical and never broke the law.

If Im working on a flip or a buy and hold I run the numbers over and over to ensure success.

If you structure it via equity rather than debt, you can get very creative with the entity's operating agreement and you can allocate more depreciation to this investor to help him with his tax breaks.

Wholesaling and creative financing sound amazing right now too.

So how do I go about ensuring I have the ability to 'force' these tenants to leave come Jan 1 2016?

This is why you don't see 80/20 loans anymore and PMI is  big deal right now for anyone buying a home with a loan that is more than 80% of the appraised value.Auctions are very risky which is why title companies won't ensure them.  

At least in other areas they do inspections to ensure the things like smoke detectors are installed and working.I'm learning about SDIRA currently and hear many people using this to acquire property.Good luck to you....