I also wouldn't hesitate to spend a couple of hundred bucks and file a specific performance lawsuit. 

A lawsuit against the woman may be necessary.

. $600K judgement and my umbrella policy declining the claim due to some nonsense technicality. that's a game over for many of us. and it does not matter if u have ur properties in LLC or not. if u do all the work urself or you are the one who hires out ...LLC will not help. everybody gets named in the lawsuit. if u lose ..you, all ur LLCs and all other assets u have interest in are at stake.It is funny when I read about “my attorney advised this”, “ my accountant suggested this” …many of you fail to realize …this is not YOUR attorney or YOUR accountant.

I would hire a Property Manager (not a realtor who is hoping that you will sell soon) This way if it doesn't work out you just change the property manager, and you don't have to deal with a Partnership that is gone bad (ie law suit) . 

If the employer didn't have WC insurance, I could imagine lawsuits and lots of ugly state WC stuff happening, and your friend may or may not get paid.  

Thank y'all so much.Here's more info:very desirable neighborhood2229 sq ftbrick exterior3-4 bedroom, 3 full bathbuilt in 1969new roof 5 years agoHVAC replaced 10-12 years ago, no problemsfireplace, gas heat/ water heater, electric appliances, city sewer, crawl space / full attic, 2 small storage buildings out back, metal carport attached to housePics:https://www.dropbox.com/sh/9okdqd6lj9olk1w/AACeDvF5R133So7URcPnUUoqaWork required:pull up carpet, replace wallpaper in 2 bathrooms [apprx: $13,000]modernize kitchen [approx: $8,000]modernize one full bath [apprx: $4,000]wood paneling in living room could be painted or replaced with drywall [apprx $1000]slight water damage in mother-in-law suite has been repaired and roof replaced, but visible spot in ceiling remains [apprx: $500]Estimated repairs:$26,500Holding/selling costs: Est. $15,000 (Edit to your experience)ARV: $206,000 - $215,000ARV Comps:1- Distance: .6 milesSale date: 5/2014Stats: 3046 sqft incl basement, 4/3 full, 2 half bathsPrice: $90/ sq ft2- Distance .4 milesSale date: 5/2014Stats: 1800 sqft, 3/2Price: $91/ sq ft3- Distance: .5 milesSale date: 5/2014Stats: 3600 sqft incl basement, 4/3Price: $86/sq ft4- Distance: .2 milesSale date: 4/2014Stats: 1700 sqft, 3/2Price: $93/ sq ft5- Distance: .3 milesSale date: 6/2014Stats: 1700 sq ft, 3/2Price: $96/sqft6- Distance: .3 milesSale date: 6/2014Stats: 1350 sqfr, 3/2Price: $98/ sqft

@Lynn Currie Regarding relocating the office on our plan, the reason we have the office where it is (separated from the rest of the space and access to the bathroom), it allows that space to be used as a ground floor in-law suite, or for owners to "age in place", etc. in the future.I'm sure you know that when designing "spec" homes, trying to get the design so that it works for the maximum number of potential buyers requires a lot of guesswork, and hopefully we get it right.Maybe you can upload some of your houses too!

And any lawsuits (so I can see if any involve a landlord).

I can't see anything good coming out of a lawsuit.

Research how many homeowners are in lawsuits with builders over quality issues in newly built homes.If construction has stopped before the property is dried in (has walls, roofs, doors and windows to the point they keep weather out), the framing has been exposed to the weather.