Those of us who have build investment assets, businesses, professional practices, etc. understand how much time, effort, planning and capital it takes to “scale”.  

@Erick Pena please understand that buying rentals is NOT passive income!

I just dont understand how people are buying at such low caps ?

There are so many great strategies to help you scale your portfolio, so I understand your desire to find the right plan and avoid mistakes.

Podcasts and books are another fantastic way to get some knowledge in and help understanding the basics.

I fully understand there are consequences for my mistakes and I own up to that.

Recommend you have a great understanding of the answers to these questions before thinking about a lawsuit.You'll also want to use these questions as discussion points with any new PMC you interview.If you post the address, everyone here will be able to give you more feedback about the quality of the listing and perhaps more insights.

Translation: you helped your client to protect their cheating against the state assessment.I understand that your client, as a result, avoided paying $45k.

I am seeing more bureaucracy like inspections and fees, which I can understand because some people let their places become true hazards.I do agree what @John Underwood said and would consider lawyering up. 

Understand that the cost to the investor is only the cash that's out of pocket.