I personally couldn't manage a home that was more than about an hour away, this is partially because I'm very hands on, and would be involved with any repairs/modifications.

"Make it Simple.

However, I was speaking with an attorney and he said that a simple single member LLC offers almost no asset protection at all, that if someone decides to sue much LLC it would be quite easy for them to go after my personal assets as well.

I'd still be entitled to an early termination fee according to other lawyer forums I've been reading, but she chose to pay out her lease and wash her hands of the place. 

@Yuri Weinbaum A promissory note can be a pretty simple document if that is all you need. 

Keep it simple.

I do need to shake hands with yourself and some other locals though.

GC is super simple  .the great thing about developers is no test no school just need good enough credit to get a bond and insurance.( which of course keeps many out of the game )))

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bpThe second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

The agent was supposed to tell me to submit documents but since I was under the deductable, they didn't say anything and I didn't either.Now they told me I need:(1) before/after pictures;(2) PAID IN FULL receipt showing licensed specialty contractors on work performed;on:(a) roof repair(b) ceiling drywall work(c) ceiling texture and paint work(d) fence repairs(e) fallen, hanging, damaged tree branch removal and pruningAfter some calls and elbow twisting, I was able to get the roofer to give me a retroactive receipt now on work done in September of last year even though I paid him cash.I was not able to get the debris removal cleaning company to give me a receipt.I did the sheetrock, texture and painting myself so that was my time & cost.I have pictures of everything.So now my windstorm insurance may cancel because I can't provide receipts of licensed specialty contractors on sheetrock/texture/painting work performed.Kind of surprised that simple sheetrock repair work would need licensed specialty contractor.