Your lack of empathy and defensive of this disgusting behavior make me want to vomit. 

Your only defense is something that goes with the times.

He couldn't afford a decent defense so he finally packed up and left.

If you're hoping by using a warranty deed if there's a defect the LLC will be able to use the threat of a breach action against you as the Grantor to get your title company to assume responsibility remember title company's are not in the business of providing coverage for uninsureds so they'll look for any defense they can find. 

If you aren't comfortable talking to contractors, find a buddy that will join with you in that conversation - but be part of the discussion yourself.IMHO, $20,000 for the job as described would be great - if the contractor was quoting a price to the Department of Defense :)Note that if the sanitary sewer is on the other side of the street (and your sanitary lead is broken under the street), that's a different conversation.Best of luck!

IIn most states as long as the tenant is 1% liable for the claim his insurance will take care of the defense costs and pay claims up to his limit. 

Thus, it now more important than ever to ensure you are utilizing professionals that provide adequate documentation and audit defense for all real estate tax deductions and credits that are on your tax return.

I also sprayed around perimeter of house with Ortho Home Defense Insect Killer (I had large container left over that I previously used at my own house).

Investors have misused agents many times baiting with the whole "help me for free and maybe I pay you a fee" way of acting.Which causes many agents to be defensive, unmotivated, or deny work with investors.

There are ways to get through this including flipping the script 100% and putting the wholesaler on defense but you’ll likely need an attorney.