We have gotten 2 deals this month simply from following up 8 MONTHS AFTER FIRST CONTACT.

To me the downside of the llc is simply money and paperwork.

You are after all their gold laying goose and if they simply do not need you then you are wasting your time.

I'd love to reinvest all the money I have in there, but it would cut my pro forma cash flow by 2/3 and give me almost no buffer if I needed to drop rents at any point over the life of the mortgage.

My understanding is that you cannot simply throw tile onto a shingle roof without reinforcing the trusses or roof framing for the added weight. 

@Timothy Albright it's cutting it close, but it's doable! 

Could I simply replace that mirror with a normal mirror if she wishes it to be replaced?

I believe in this way of investing, but simply not seeing the fruits of my labor in terms of returns.  

I hadn't bothered to issue him a lease, since this being NJ it's very difficult to evict someone for other than non-payment, and you cannot simply choose not to renew.

You would simply be selling it and using the proceeds to purchase a new primary residence.