AND how to determine possible sabotage.AND the fact that this lunatic will soon be living across the street.

The problem is you don't know what you don't know until you have the property inspected to determine the current condition and life expectancy of all major components and appliances. 

So this is not legal or financial advice; it is simply based on my experience and background.

You are correct when you say "life doesn't always go as planned..." but I admire your determination and your focus to your real estate plan in life. 

If I can determine precisely how much energy each living unit consumes, then I could pay the power bill and bill each tenant accordingly. 

I am simply using more precise language.I do this because Unrelated Business Taxable Income (UBTI) is generated when a tax-exempt entity engages in a trade or business on a regular or repeated basis (i.e. flipping houses or other types of dealer activities). 

They simply see the arrow point up on a chart, and expect it to continue in that direction in order to justify a bad investment lacking cash-flow.

They will send out an appraiser to determine the value of your property and charge you for it, they do not use property tax assessment value.

There is a time and place to use services like that, but I don't think drafting operating agreements is it since it should be personalized to you and your situation.There are a few things that I think should be in the operating agreement:1) How do you determine how much to take out in distributions? 

I stopped reading when I saw the title of the Forum Post.There are so many cans of worms that can be opened with this that you simply need to tell them no.