My job has a guaranteed retirement benefit, my wife’s job does not.

Screening is not always a guarantee that tenants will pay unfortunately, but your PM should be sending out notice as soon as the tenants are outside of their late grace period (if you have one) and haven't paid.

@Russell Pitts  I stand by the Dingo.... we had one that did not go as planned and he made it right that is all you can ask of a fellow or company.... rentals are not guaranteed investments regardless were they are ...

That document is no guarantee that things won't go sideways, however, it should help prevent backlash if/when they do.I'm not advocating this practice but among experienced investors and sophisticated sellers, we have seen it work. 

Dividends usually begin in years 2 or 3 of the policy and your illustration should show this (guaranteed and non-guaranteed views).  

He asked me to elaborate and I told him that his headline advertisement for his investing in tax lien certificates program “ a government guaranteed investment” was a b.s. line I would have expected from Al Lowery or Robert Allen, not him.

However, it's important to note that forming an LLC doesn't guarantee full protection, and it's crucial to comply with legal requirements and manage the entity properly.

Technically, the loan is in the seller's name and us as buyer are simply making payments with no personal guarantee?

It is because you are guaranteed to make money in at least 2 out of 4 ways:1.

Good location, appreciation not guaranteed for the next several years.  895k asking price. 101k gross annual incomeExpenses: Insurance: $4,898Electric: 2,579Water/Sewer 5,085Fire Alarm Connection 708Property Taxes (if/when assessment is adjusted to sale price)-31,95130 Yr mortgage (20% down at 7.75%) 61,560Maintenance, Long-Term Capx, vacancy- 9,000 (this is probably a bit low)Total annual expenses: $115,781