The more time you spend talking about other options and try to build up the negatives, the less time you are spending on what you fell are the positives of your own idea.If you believe that you are onto a great idea using L2P option contracts and forming partnerships where someone else provides 100% of the money while you provide 100% of the real estate-related functions, then start it up and make it work.  

Providing a simple and easy move-in process can help create the best experience for new tenants.

Your simplest option is a hard money loan or private loan against your free and clear property to provide the cash for the rehab.

For a lenderWhat docs would I have to provide to buy a NNN Bank?

Don't let "analysis-paralysis" prevent you from your next great deal(s)!

Can you provide references?

Can you provide more clarification?

Don't discuss the mold with him because he obviously didn't provide evidence or the opportunity to remedy the situation. 

Finally, speaking with property managers can provide valuable insights into rental demand, average occupancy rates, and tenant profiles in the area.

The LLC doesn't actually own the asset and most real estate lawsuits involve the actual property, so I'm unsure that it's providing you protection.