Also make sure you are properly prepared.

This is a more advance tenant placement tactics people who lack the experience or with an innocent mind can't read others properly should do more often before they relying on their read. 

Proper onboarding is crucial.

Of course our big motivation is commission but you can get commission or a referral fee or something in an off market transaction if done properly.

Learning how to properly evaluate a rehab budget is imperative to your success and there are many books and posts on this topic of how to do it - I have posted many on this topic in the past.Don't forget on your list windows/doors, trims (baseboards and door casings), waterproofing/protecting floor of garage, potential need to frame/or upgrade farming of exterior walls of garage (many garages have stem walls) and the flooring is often sloped to garage door so leveling the floor may be necessary.

If you are a multistate investor or investing across the state, ask for a clause that allows the freedom to work with agents outside of the region, since it is not possible for this agent to represent you properly in a different state.

I think your biggest issue with any "work-arounds" is going to be your legal liability and holding the proper insurance in case something goes wrong, which I'm going to assume you'd need to be properly licensed in order to be properly covered by insurance.

I have clients who exist solely based on buying up these facilities from people who aren't managing them properly. 

At this point we have a big land gain on the first after entitlement (more than 500k) and we want to setup the proper structure to raise capital.

Sub-To deals can definitely be more complex in the multifamily space, especially with the due-on-sale clause and lender preferences, but from everything I've gathered, they're not inherently illegal if structured properly.