He is not a licensed financial professional, which is convenient because he does not have to adhere to strict regulatory standards such as disclosing conflicts of interest and how he gets compensated as noted.  

Is this simply stating that for that time period I cannot disclose this or any info from their firm for 2 years? 

Furthermore, I later discovered that the property was located in a C- neighborhood, which was not disclosed upfront.

Being open and disclosing any nuances of the property helps too.

No cash from me boo.”Also, LPs can share their experiences and let the GPs who so badly want to become famous have their wish come true… in the context of disclosing their returns to LPs. 

I'll disclose my budget & personal goals via 1:1 messages.

Hate to be the dissenting voice here, but if you fully disclose that your child would be occupying the property you might run into some trouble with the non-owner occupancy that is usually required with a DSCR loan - your child falls into the category of immediate family and many undewriters would assume that if your child didn't pay their rent, either you wouldn't evict them or you would pay the rent for them, which then affects the cash-flow on the property level, which then affects the DSCR. 

Because they never lived there, their obligation to disclose anything about the property is typically zero and they just do don't have any knowledge about the property.

She's (80% ownership) asking for $250K (note she hasn't disclosed the actual loan payoff and amount borrowed against the equity).

Personally I'll bet they don't disclose, but I hope I'm wrong.Currently I am persuing another HomeVestors deal in Atlanta, GA.