Look up the Washington Supreme Court case Jametsky v.

Again, maybe I should stress the likelihood of this actually going to court probably slim same with the due on sale... but again isn't the entire point of the LLC to reduce risk?

Also, check out your insurance requirements before making a commitment as well because these days, some insurance companies around here are declaring their own surge zones or flood zones and either not insuring within them or the rates are extreme.    

I'd say it's better than 50/50 chance in court and 100% chance of it making them think twice.

I thought I was going to court when they opened back up but I got very lucky. 

If I were in that position, I'd keep things clean and take the commission--there will be lots of deductions from the purchase and closing costs anyway.You may be bold on your deductions but NEVER cheat on your declaration of income.

Let's recap: You make an initial investment of $100K ($25K down for 4 separate houses), earn $1000/mo in cash flow ($250/mo x 4 houses), and each house appreciates 3% per year.You'll need to determine:How much you will have earned in 5 years (assuming you sell the property then)What annualized return that total future earnings amount would representYou also need to declare/establish:An amortization period for your 4 mortgages: Let's say 30 years.A mortgage rate: Let's say 4% annualized.A discount rate - the interest rate which you could earn on the cash flow you collect each month: Let's set it at 5% annualized.OK, let's do this!

I don’t have the heart to evict them I would have to pay somebody to do it for me because I wouldn’t want to see them in court or deal with the crying phone calls so I want to know will a property management be ok with getting them out and letting me Airbnb both units I don’t think they will because they make money off rent and only one tenant is paying

So, you can't just enter if they have refused.I would think you could issue a lease violation warning and then evict if she still doesn't comply or possibly get a court order to enter the property for repairs.

Sellers want to close as soon as possible, sounds like they're in court splitting it, local appraisers are way too slow, last time I closed they took 6 weeks to appraise.The property is structurally sound, however needs a new roof and a lot of finishing work to make it STR worthy, currently rented long termI believe it's gonna be worth $1,400,000 after putting about 120K into it, and the sale price is 1,000,000Sellers don't wanna deal with any repairs and looks like each of them just wanna get their fair shareThe property is in prime location, across the street from the beach