That’s the best bet.

Needing help on best practices to vet commercial tenants and best leases to use. ( NN or NNN and why) Info: 1 6000 sq/ft. building.

She has not had heating or air since August (practically since the time she has moved in).

While I can understand some of the desire for rent control there are other more practical and productive ways to assist families in need of housing (IE fix the broken section 8 programs around the country)  I would prefer however that all of you out of state investors get out of "our town" so that the prices can go back to normal for us locals, which should in turn help keep rents down a bit locally .....

The seller wants a larger EM, and I’ll bet it will non refundable, because you’ve had multiple extensions and the seller is tired of dealing with it...if I were their agent I would ask for the same thing, or simply put the property back on the market.

Copy of renter insurance - is it a best practice or a mostly required item?

The notice of default and notice of what is to come, may straighten this guy out a bit or it could send him looking for another place.If he intends to bolt, I bet he stops all payments.

To practice real estate sales in any given location you have to be licensed in that state. 

My STR property has extremely limited internet options, and I'm wondering if Google Fi is a better bet than the local providers that are likely unreliable. 

If you have one that practices real estate law and works with a lot of investors, this should be something he has a form for and won't charge you too much.