Small group under 250 people, so you have personal attention.

I believe it tends to give me a slightly lower return, because the sponsor is going to be more careful, and if there is a severe downturn will prevent me from taking catastrophic losses.

Right on the bank statement you could see the following:- Federal & state tax refund deposits of $12k- Purchase at a care tire shop, assuming new tires for her car.

The deposit belongs to the tenant, not you, so it shouldn't be subject to any terms outlined in the PM Agreement.If you have a written contract, I recommend you dig through it carefully to understand what you agreed to.

@Don Konipol The buyers lender was aware of the Seller Finance scenario and didn't care because this was a commercial loan and they were in for around 50% with the seller the other 50% so they had security. 

Do you frequently require subcontract and vendor engagement (lawn care, snow removal, building maintenance, management company etc.) and if so, do you sign contracts and require that you are listed  as additional insured on their insurance policies? 

My parents, being wonderful caring parents, purchased a large house in cash for little money through the family trust for us.

Most fake this, but you are genuine.My response to you is then this.First, be careful, because human nature is a treacherous one.

The investors who focus too much attention on tax strategies are usually the investors who are distracted which leads to bad decision making. 

Each step requires careful consideration, but with the right team (agent, lender, inspector), it can be a smooth process.