The Trust account is set up to be paid to you in event of default on the lease and successful judgment obtained in court, or at the end of tenancy if the tenant leaves owing no money then they receive the full balance back, less any fees for Trust account maintenance.If that doesn't work, how about co-signers? 

I'll be at rent court Friday (look for the We BUY houses shirt...great place to find motivated landlords). 

Hey, I have filed eviction for non-paying tenant, the court date is a week away.

This is America, anyone can sue anyone for anything.What you're probably looking for is a lawyer, perhaps that can petition the court for "summary judgement." 

That won't give you the supposed asset protection that having your properties owned in an LLC would give you, but it would allow you to write "ABC Rentals, LLC" on your rental contract and for that contract to be enforceable in court. 

You can get online access to the Clerk of Court Records.

If it doesn’t, each party will be responsible to pay for their respective legal and court costs regardless of who wins.If it does, if you sue and win you will be entitled to be reimbursed for the costs you incurred in bringing and prevailing as to you claims.

Most liability cases are settled out of court for less than $50,000 so that would be plenty to cover your risks. 

The neighborhood has about 400 homes, a defunct pool, defunct tennis courts, and homes with an ARV around $160k.

So not only did I have to refund the deposits taken from my buyers, (15 houses),  I had 12 months in and out of court and a35K legal bill2.