You're essentially buying into a partnership with your friend with the partnership owning and operating the property.Now, the financial side of that gets more complicated and would generally include an advanced proforma/financial model that includes a GP/LP equity waterfall schedule that is based on how you and your friend agree that you will pay her and also share the profits.I assume that won't make sense to you right now, but I'll send you a DM.

A good way to avoid this in this future is to use a vendor worksheet/package that request the pertinent contact information along with a document request for the filed out W-9, copy of business license, Worker comp and liability insurance certificates.

Thanks in advance! 

And then I applied some leverage knowing that if they did not want to move forward that I would find another interested Buyer who was clearly ok without having the Certificate and knowing it was always used as a 2 family. 

Thank you for your input in advance. 

You can also schedule inspections in advance.

Most fail to take this last step, or merely obtain insurance certs where they are listed as a certificate holder. 

Thank you in advance for your advice and connections – looking forward to contributing to the community as well!

You aren't going to get any of that information in advance of making an offer, outside of what they are providing which is usually a little slim.

Thanks in advance for your input!