This contract includes an exclusivity clause to prevent your clients from bypassing you and going straight to the lenders to cut out your commission. 

Actually the IRS does not tell us what we can invest in, only what is disallowed (life insurance contracts and collectibles).Allowable investments for SDIRA investing include the following:Residential real estate, including: apartments, single family homes, and duplexesCommercial real estate Undeveloped or raw landREITs (Real Estate Investment Trusts)Real estate notes (mortgages and deeds of trusts)Promissory notes Private limited partnerships, limited liability companies, and C corporationsTax lien certificatesOil and gas investmentsPrivate stock offerings, private placementsJudgments/structured settlementsGold bullion Factoring investments

One year many pipes froze in our city, including one of our rentals and our personal residence. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases.

They’ve had 4 reverse stock splits, including the absorption of the first REIT into the second REIT.  

If not, then you really need a strong legal structure stating how these properties will be governed going forward, including management, tenant selection, capital expenses, etc.

After conducting thorough due diligence, including a professional inspection and market analysis, the property was acquired for $72,000.Renovation and TransformationThe renovation aimed to modernize the property, enhance its appeal to potential tenants, and maximize its long-term value.

I’m in CA also and paid cap gains on huge profits to the tune of 28%, which included CA state cap gains.

Do they include energy tax benefits within their study?

There are a ton of PMs in Austin, for example, including a bunch of national and local brokerages so the competition is thick.