You never know what they may know or come across.While I've only been looking at wholesaling for the past 2 months or so I have already been able to spot about a half dozen properties that warrant an offer.

If I transfer a property to you with that, I am warranting that I own it and can freely transfer it to you.

Since my main focus is to wholesale, distressed properties, which could be vacant properties, out-of-state owner's, preforeclosures, short sales and probate leads, setting up an LLC for each one would not make sense, unless I were in the position where I was hiring the Contractor and he and his employees would be on the job site for a couple months, then the liability issues may warrant the extra expense, even though I would want the Contractor to have his own liability and workman's comp insurance.

Let them know you do not pay for partial work so if they don't complete and you have to hire someone else they will get nothing as whoever else you hire will not warrant the work that has already been completed.These are only a few things and undoubtedly you will have a contractor issue eventually but these few things should help you minimize issues...

Or is a hard decision warranted?

This stops the issue from escalating and now that I've done what I said I'd do it's a good relationship.The procedure for the City seems to be:A Violation letter with a specific time to resolve (24 hrs, 72 hrs, etc)A second letter which is a $75 Fine, Notice of Liability TMC 1726A third letter which is a $250 FineA court summons forcing you to hire a lawyer, attend court at least twice, resolve the issue and then pay court fees and fines.I presume if you don't attend the summons then they put a warrant out and place the fines and fees against your property meaning it will be seized if not resolved.At the City's discretion they will themselves resolve a situation they deem urgent...you will receive a large bill in the mail for their time and efforts, something like $300 an hour for four hours time plus materials and disposal.I have properties in a self directed IRA, which means the owner on file is the administrating firm...there is a two week delay between a notice being issued (yes a 72 hour notice) and my getting it.

They are really just a quick and easy method of weeding out properties that would warrant any deeper analysis, nothing else.

Any advice is warranted and greatly appreciated!

When transferring between unrelated parties, NEVER take a Quickclaim but use a Warrant or Grant deed. 

FYI my current situation is:ME - FICO 665 middle score / $45k/yr income / $200/mo DEBTWIFE - FICO 650 score / $0 income / -$625/mo DEBTBROTHER - NO FICO - currently building / $30K income / $0 DEBTavailable max Down Payment $7,000PRO's Willing to purchase duplex / tri / fourplex in : riverside / rialto / pomona / ontario / san bernadino (no orange/red Crime map)price range : $180k - $450KREQUESTS: need atleast one unit to be 3 br *looking for value add* as well, After hearing the hundreds of first step methods, im finding it a bit hard to narrow down my search criteria. 2nd question is: After stating our current situation, what other strategies, loan programs or methods to begin our first Multi-Family buy and hold purchase would our current financial situation warrant reaping the most profit and least risk among this interest rising CA desert property market?