Tenant moved in without prior approval from Management - $250 fine for illegal move-in and failure to provide Management with proper documentation.2.

Yep... as others have said, you need to know the landlord-tenant law for your jurisdiction and follow proper procedure.

A properly originated loan and file seems like low a cost protection.  

In either case, using hard money or a HELOC you're still putting yourself at risk for a loss so make sure you run the numbers properly. 

But just a matter of staying aware of what's going on and properly approaching s situation when it arises.What an exciting endeavor.Nate

Liability can be an issue but with proper disclosure (which you'll learn if you pursue) you will be fine.

If despite your proper planning a large gain develops in an account where you didn't expect it--well, if the account is self directed you still decide whether or not to realize the gain and unexpected gains are among the most pleasant problems you can have.

As an out of state owner, I need someone who can ensure that this transaction is completed properly, and can advise me along the way.My buyer is also in need of an attorney for their part of the transaction.   

Just like any tenant the proper screening is required, a lot of times I have my leasing agent find a reason to visit their existing property. 

I hope it's in Collierville or East Memphis proper.