Quote from @Danielle DeCormis: Working on a deal where the home has been foreclosed on by the bank but they indicate they have no knowledge of the solar panels or whether there is a lien. 

I have opportunity to buy a small portfolio of performing commercial notes with LTV's less than 50%.  

Most importantly, enjoy the journey and celebrate your achievements, no matter how small they may seem.

My buy box is C+/B- 2000 sq ft or better, no HOA, no Pool, 2.5 bathrooms or better and plenty of parking. 

So no Board, nothing to manage except State law...the organization docs for the HOA should have identified when the developer maintained control, the terms for it to be turned over and at turnover you would establish a legislative body which would be the Board...

Immediately the recommendation changed and now my inspector leaves no stone unturned.

With regards to your example about plaster vs. drywall most insurance policies no longer will pay for the plaster whether you have a public adjuster or not. 

If you no longer have business operations in the old state, forming a new LLC in the new state and dissolving the old one may simplify compliance and tax obligations.Some states impose franchise taxes and annual fees that could make one option more cost-effective than the other.

No way I'll have taxes hanging over my head into October just because they're too busy with others to file on time. 

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :)