https://www.biggerpockets.com/forums/51-tax-legal-issues-con...

So, I decided to drive a nearby neighborhood close to my residence, recently and document addresses of seemingly vacant distressed properties.

I work with a lender that allows that as long as we can document some explanation that the borrower doesnt plan on occupying the home as a primary residence.

I think you're not adding in closing costs to the PP, due diligence/reports/legal?

Like most states, Georgia gives you the legal right to enter for inspections, repairs, or showings.

Finally, your hunch is correct: when the syndication cycle closes, your past "free lunches" will have to be paid for, aka recapture.Here're some relevant posts from your favorite site:https://www.biggerpockets.com/forums/51/topics/839015-are-sy...https://www.biggerpockets.com/forums/51-tax-legal-issues-con...https://www.biggerpockets.com/blog/real-estate-professional-...  

Or any clues on the document that would allow me to spot any major problem, such as foundation, electrical, plumbing etc.?

I won't name that company, but I will highly recommend mylandtrustee above ^.One huge perk of Land Trusts and part of the reason we used them for the JV BRRRRs was that ownership percentages could be changed through the project by reaching out to the trustee and doing some straightforward documentation.  

When a seller refuses to pay the commission, then the investors MAY agree to pay up to 3%.I understand that the NAR requirements stipulate at least two forms or documents disclosing buyer agent compensation to both parties.I’m just concerned that we might be in a pickle in this process.

They will know setback rules, road widths required, easement documentation for road and utilities, postal box and bus stop.