She pays rent but does not take care of the property, even the interior.

I believe she lost the drive or desire to own a c- class property and is more interested in putting her design ideas into flipping homes. 

i actually did that before i read the new messages in the thread, so it might not have everything you said in it. but let me read your post fully and see if i can understand, and try to make it happen.im using home designer 2022. you cant save anything with the free version.im thinking i might not need the island anymore.

The PDF version is designed to print and fill out by hand.

Also assuming this is more than just an interior cab rehab… 

Unique, design forward property.

We have a duplex that needs some interior work. 

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or to refund to the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account that is specifically designated for future investments.

You are definitely over-thinking it.An LLC is a defensive maneuver designed to protect you when sued.

When my investor friend got a great tax strategist his tax bill went to almost $0 and he has been able to continually generate great cash flow and returns legally using the tax code that was designed to help us as investors.