As long the seller signs all the necessary documents so you can negotiate with the lender, it's probably o.k., but it will still be a short-sale.If you were hoping for a "magic formula", sorry - this ain't it.

If it's not a security threat to you, say this happened and you don't care if it's replaced now, but this is documented so you will fight any damages coming out of your sec dep.

Regarding deeding back to the LLC- You could trigger a due on sale clause in your loan documents if the property is deeded back to the LLC.  

You need to keep documentation of everything she has done to possibly cause this and what you have done to mitigate her concerns. 

You might check out a land trust course by Jack Shea (google him) he's on old school kind of guy, his training and documents are great & he has trusts for all 50 states.  

Every time we do a market rent analysis (for current or new tenants) we keep documentation of our reasonings.  

The document will miraculously start to make sense all of a sudden.I lost $500,000 and 9 months work in my earlier years in this business.

My lender and I drafted a document that spells out our terms of the loan.

I think the only think I can require is documentation for the ESA and move on.

You'll need a document assigning the contract to the new buyer for the closing agent.