Additionally, if their capex budget was only forecast for 5 yr hold, and they are now anticipating 10 yrs, they may be seeing roofs, exterior repaints, other exterior repairs (stairways, railings, parking lots) that they assumed they wouldn't need to address, but now need to.Things to look for: positive DSCR TODAY, not on pro forma numbers.  

The neighborhood is about 10 minutes form a lesser desirable area to the east (across a freeway), and the main road is busy/larger.

Maybe.I can't say for MA because I'm not licensed there, but generally you have to read what the letters say. 

Should i form a LLC and collect rents under the LLC?

In the case the way I understood it, if three people get together to form a hard money lending company (say a LLC and each is a member and each contributes X dollars) and they lend you the money - then you are getting money from one company. 

On the company’s website, they do not publish ANY information on any of their past deals historical performance, actual to pro-forma results, or full cycle results.

Update: After consulting with an attorney and lender we were able to form a TIC and each contribute 50%.

If the property is mastered metered, I use the total utility bill from the T-12 as the estimate in my pro forma.

To be successful, research the market, undertake neighborhood analysis, form a local team, connect with investors, budget, acquire finance, use technology, manage risk, start small, and take a hands-off attitude.Good luck!

How do you get even accurate numbers to run a pro forma?