I don't believe in wasting my time in small court because... been there and wastes a lot of emotional and physical time for nothing. 

Typically, the documents included are: Annual Financials, Articles of Incorporation, Budget, Bylaws, CC&Rs, Insurance Declaration Page, Regular Meeting Minutes, Resale Certificate/Demand, Reserve Report, Rules and Regulations.

Julie, I'm not even going to pretend to know the answer to this question fully as I'm just beginning to start incorporating the strategy of acquiring properties where I can do a minor partition of a lot or two in developed neighborhoods. 

Sorry Ahmed but this is crazy advice for a lawyer to give an out of the country lender who obviously knows nothing about the property, nothing about Chicago real estate and probably little about different types of mortgage fraud.At the very very very least he needs someone to physically inspect the property. 

I intend to do my due diligence, inspect and physically see the properties I buy, but it would be nice to get some leads from the community based upon real world experience.

How to ensure Listing Agent presents your offer to the seller.In advance of even looking at a listed property:1. email or have your buyer's agent email your Approval Letter for your MAX purchase price, regardless of how much higher it is than the list price of the property you are considering (the higher, the better) & an Attorney Escrow Letter of $5000 or more (the more the better)  to the Listing Agent with instructions for the Listing Agent to forward the email directly to the Seller. 2. take the two letters with a copy of the email where it was sent to the Listing Agent and mail them directly to the sellers, this way that have something physically in their hands, letting them know you are a REAL buyer are not playing games! 

As a rule I generally assume expenses to be 50% of the gross income for my first look evaluation no matter what expenses the seller reports (unless its more than 50%, then I will use their number.)From there you can get into more detail on what type of capital expenditure budget the property might need depending on what physical condition and what strategy might be best.As far as due diligence once the property is under contract, or maybe before in some situations you will need a much more exhaustive list.

COC doesn't try to incorporate the element of time in any way, and there are a lot of data points that are impacted by time.So, no.

They may require you to bring articles of incorporation or something to prove your position with the trust.

Physical Therapy is important for him and hopefully his insurance provider will pay for his transportation or your mother might have to do it.