The house is my mailing address, all the utilities are in my name.

Have you heard of the term "acting in good faith" ?

They have userbase articles on how to set up owner-occupied (aka house-hack) properties.

And can I just have a collection service go after the tenant. 

I look at our direct competition and we are still the best value on the lake for the space.

Talk about unnecessary confusion for me and for the tenants to undo the mess. 

did the sub who did the work incorrectly come back and fix it no charge.. 

All the pics were done by the photography club where I used to work.

(Click to enlarge.)Unless the city where you live meets the requirements shown above, you'll need to invest out of state to achieve financial freedom.If you would like a process for finding a city that does support financial freedom, let me know

An LLC is for liability protection to protect the assets OUTSIDE the LLC.