I currently own a tri in Sunnyslope; it performed moderately well considering I went through all of the tenants in the first 9 months that the PM had placed and had to evic one of three.

I can self-perform more than half the rehab.

Another thing to consider is to make sure that one to you doesn't get a weak performer while the other gets winners.

Might take a while to turn the performance around.On the other side I have attended storage auctions which lets the storage unit owner sell the contents of any locker to repay back rent.  

But they will probably want to see a year's worth of performance before a cash-out.At least this is the way I would treat it.  

Deducting rent for repairs needs the local Board of Health to certify the problem, the landlord must receive in writing the violations and landlord is given five days from date of notice to begin repairs or contact a company to perform repairs and there is a cap to how much rent can be deducted.

Which I am projecting will cost me $6k since I am going to self perform all the work.

An umbrella insurance policy may be sufficient (vs. the LLC).You'll want to run your numbers and determine if your current home will perform well as rental. 

If you find any infractions after performing item 3, such as obvious evidence (smell or other) of smoking of any kind, start the eviction process according to your own lease terms, with careful attention to landlord/tenant law in your state.5.

What would I be legally bound to and do I need to use a licensed contractor to do the abatement, or could I perform it myself through encapsulation/wet sanding with HEPA filter?