If we managed to Serve him, then we can go to court and get a judgement.

I fought Fidelity Title (a multi billion dollar monstrosity) all the way to Federal District court.

I'm trying to think through if the decrease is due to them trying to compensate for the ridiculously high tax rate increases from last cycle that resulted in lawsuits and court orders.

Not needed to file court cases.

Keeping security deposits in a dedicated business checking or savings account—ideally one under your LLC if you use one for your rental business—protects you from accidentally spending the money and helps demonstrate proper accounting if there’s ever a dispute, audit, or court proceeding.

If you do not follow proper formalities of running the LLC like a business the court can rule you essentially have no LLC.While many hold property in their own name successfully I don't know any attorneys that owns property in their own name.

After your security deposit, court is your only recourse.

There are some where’s there’s a large penalty (call it 3X) if you withhold and the tenant wins in court. 

I did it own my own by filing paper at the court, not in UT though.

Similarly, with DC Probate proceedings, the courts are in no hurry to shut out rightful heirs.