We had a discussion about the costs I have endured and the low ball offer to cover expenses for going 5 months past contract deadline but haven't heard back. 

Kyler, call your a couple of insurance companies and get a formal quote so you can take this back to the seller.  

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Once the funds are up and they can't repay the loan(s) back because offering free services are just enticing new investors that do not have a real system setup.

You take your share of distributions if/when there is money to share.And then I go back to the person with money.

Thank you all so much this helps tremendously I will jump back into the research! 

At yet another sale there was a brick row house/town house for sale that looked good from the street, but since it was in the middle of the row, to see the back of the house, you had to walk around the block and see the house from the alley, where the entire 3 story brick back wall of the house was laying in the back yard, and there was no back wall standing. 

(https://www.mynd.co)One of my co-workers at my last job (pre-covid times) used to work\invest with them, so I had probably registered on their site back then.

He’s only 55, he can enjoy his retirement, golf, etc for a few years and buy back in when he sees a good opportunity.

Hey Bryant, that’s so funny I have lived in College Station for the past two years but just recently moved back home after graduation.