It used to be my job to protect our celebrity clients from so called investment specialists who promised more than the investment was worth and delivered less or nothing at all.

Just make sure you follow the landlord/ tenant laws in your area to a T, deliver all the notices when and how you’re supposed to etc.

But its apparent now that the mutual release has somehow been delivered to the seller and if the dude wont sign nothing you can do about it..

2) What percentage is their track record of delivering what they promise to deliver?

All dirt delivered, and compaction tests completed.Next comes underground plumbing and slab pouring. 

If you’d been holding around $620K from a 2019 sale and directed it toward a few properties like that.. especially if you leveraged financing.. you might’ve grown your portfolio’s total value well beyond what many Los Angeles holdings would have delivered over the same period.Then again, L.A. still has that unique mix of robust demand and limited supply.. from what I’ve heard, you can see impressive long-term gains there if you’re comfortble navigating tenant protections.

So they are delivered to the jobsite 4 weeks later.

Overpromising and under-delivering in terms of expectations at times.

Because I retired a few years earlier, I don't have a huge runway to recoup after big mistakes but I need reliable investment vehicles, that can still deliver a decent return within a 3-5 yr. window with surety and consistency. 

Yes, check w attny as per @Ben Trageser.Also, see if you can negotiate with the seller to get the illegal unit delivered vacant on closing.