Even after asking the rent rolls, financials, T12, etc the most info we could get, could fit in single square of toilet paper.

And do we have to flow the on paper losses to all the members, or can we select the members the losses flow to?

Either should be able to help you with the practicalities of getting the papers in place.The simpler and more streamlined you can make it for the seller the greater chance of success you will likely have.

That being said im now submitting the paper work for an appraisal on another property.

Essentially the same offense, vastly different outcomes on paper.

I'm not desperate to fill the vacancy yet; however, I'm willing to work with someone who on paper is showing she has turned things around.

Your young twenties, so with this you’ll have a good car (with no note) for the next 5yrs or so; you’ll be able to House Hack (if you want), then do it again, all while keeping your cash flow up.And if you keep pulling your money out (for example with the BRRR strategy like they teach here in BP), and with increasing cash flow, you serious have the opportunity to be a Millionaire on paper with a six figure yearly positive cash flow by your mid to late 30’s...

No paper.

It seems on paper that I am better off because I am leveraging but in reality I am worse off because I am being inefficient.On the flipside wouldn't I be better off instead of having 20 MF units leveraged having 3 higher end single family houses  paid off?

If he has enough for 25% down on houses in California, he certainly has enough to spend an hour with a real estate attorney and have the attorney draw up the proper papers.