I have always heard it is beneficial to create an LLC to help separate personal assets from business assets. 

If you don't know the investment side of the business, don't move forward because it is malpractice to do so.

Tenant just informed me they plan to vacate the property tomorrow (so, 24 hours notice) due to "the business growing and the space now being too small for their needs."

@Albert Johnson yes just do that, not only is it the correct liability stance but it's the correct way to run your 'business'.

or Nevada or Arizona, maybe, if that allows your to go to your projects in person.there's no such position as "BRRRR COO" that works for you - that's you until you get a team or business set up.

Have you looked into business credit cards or HELOCs to do the cosmetic rehab?

I went to the PF Community Development Office to fill out the necessary business license and asked about the STR Permit PF requires.

Focusing on what makes sense for you and your business plan while factoring in market conditions will land you good buys.

Well you know these people are out there, we all get them in every business.

As with ANY business, knowing your customer is critical, because it will inform all sorts of important decisions (like the type of property you buy, how much you charge for rent, the types of amenities you offer, etc.).