Most professionals will recommend a separate LLC for every $1 million in assets, but I don't think that's necessary.

I do think that an investor should acquire a long-term buy and hold property if they can find them right now because Huntsville is taking all of the right steps to continue to grow. 

I do think MT might see better activity, but also more owner involvement and the added intricasies of furnishings, etc, so if you're willing that might be the better route.

(think flips, new construction etc.) 

I would consider them to be more of a consultancy than a turnkey provider, and as such I think they provide tremendous value.Of course I could do all the legwork from scratch - research markets and properties, find lenders, get home inspectors and insurance and property managers and so forth - but RTR has already done all that and has far more experience and knowledge than I do.

This is extremely unfortunate and I think the name does not match their product, but there will be many others out there that do the same - so what can we take and learn from this as well?

But do you think that 4-5 years is not a window enough of time for them to recover? 

Seller should record their lien against the property, you both should have an attorney review to make sure all interests are property documented and protected, and i think everyone is in a good place. as far as evicting tenants... this is up to what you and the seller can negotiate. i would still be putting on the same contingencies - appraisal, inspection... know what you're buying. don't get blinded by the seller-finance piece. 

I’ve been doing Subject to and Creative Finance for a very long time, and I know you have to think ahead.

We live in California so I think the opportunities are better when it's OOS.