I've know him personally for years, had the opportunity to consult with him on both sides of the business and have to say he's the real deal. 

And like the first person said about how the tenants are more likely stuck than happy, you just proved that point.

With that said, I have personally seen a lot of activity in the last two weeks.

From personal experience, this can motivate them to do a final deep clean before handing over the keys.Finally, for peace of mind, you might consider consulting a local real estate attorney.

When I had arrived I found out that this guy had one truck, his own personal vehicle that doubled as his work vehicle.. and some personal tools.

How many properties have you seen in person during these years you've been looking, but not buying? 

It is regulated and you need to learn the law before accepting any funds from another entity (person) in a syndication.

And considering I think a person who puts in plain black and white that integrity and character of the operator are key -- and then does something underhanded and incompetent is just mind-boggling to consider -- so I'm only left with a negative feeling about the documents these darned attorneys dream up! 

Unrelated persons ordinances are common. 

They could have particular styles or things that they specialize in and wholesale the rest.