No modification is needed to the operating agreement and as long as you are calling for capital pro-rata from the investors their ownership percentages stay the same relative to one another.Having explained all that, if it were me I wouldn't do it. 

If there aren't many for rent in the area you can use other sources like Rentometer and a few like it.

Because of BP and the networking I have done I bought my first small MF about a year and a half ago in an area near me with virtually no money out of pocket and now recycling those cash flows I am in process to buy three more out of state.

In court you just explain each item one at a time--eg. show photo proof of what the carpet looked like when they moved in and when they left, the bill to clean it and a photo after it was cleaned, etc. 

I also have looked around on rents and a homes between that size pretty much all across town are 1000-1300.

She also requested a cover be built over the doorbell chime and a box built for the wires from the backside of the thermostat that were protruding into the pantry.  

You can clear the title by doing a Quiet Title action using an attorney or hunting down the previous owners and getting Quit Claim deeds from them and a release on any old mortgages.

Also i set my initial rent price too high and it sat vacant for around a month and a half.

This is a low-end rental and a low-income (but good) tenant.I tried to call her about a a minor issue several months ago, and have not heard back since.

Do you have an attorney, a banker, an accountant and a realtor who understands investors?