Before writing this I had no intention on this car analogy but we will role with it and I will try not to wear it out. 

If the sponsor or the offering seems sketchy, or the investor is not comfortable with the risks, then don't do it.I personally don't think the role of government should be to protect people from themselves. 

In Quebec, there are several tools available for investors to review liens/transactions on a property/transactions (Index des Immeubles) as well as owner and tax information (Role d'Evaluation) .

I'm a CPA and worked in public accounting as a financial statement auditor for 3 years, and have since moved on to an accounting role at a large corporation here in town. 

You have to be clear about roles and responsibilities and know that the BIC should be monitoring your business because they are taking legal responsibility.My recommendation is to visit larger offices and see if they are willing to allow you to open a property management branch under their license.

That said, Hayward schools are not considered good (compared to Walnut Creek, Dublin, etc.) and that certainly plays a big role in the difference of pricing.  

Our inclination was that the operating agreement was a pivotal piece in setting up an LLC, not so much for us regarding divorce but more if we were sued.

Alternatively, concentrate on a more passive role.

My profession is Purchasing Manager for a fortune 100 auto retailer, and I have been with them for almost 25 years in a few different roles.  

The biggest factor I see now is the role of automation and artificial intelligence.