Any guidance or referrals to professionals you trust would be greatly appreciated!

Do not trust what a realtor tells you to be correct. 

I've used them for setting up real estate Trusts, but that's about it.

Quote from @Jane Trust Ryan: Hi All!   

This means you need to pad your rehab costs, make sure you have trusted service providers that do great work, and when you run comps be sure to bring them down a bit and see if the deal still makes sense. 

So sad to hear that all the time and money you or your clients invested and the trust you had for Delta Build were lost, in addition to the lost opportunity to otherwise make money.

The goal is to purchase it in a land trust or llc.

.- If you decide to have an LLC for each property, creating a Management LLC that all the other LLCs "hire" to run their books, will allow you to only require a bank accont for the Management LLC.2) You may not be able to do a Trust.

Unless you had a foundation repair company you trust tell you needed a french drain.

Telling sellers everything wrong with their house and justifying your offer with repair costs doesn’t build trust—it kills it.