I've attached an image of water billing history as an example.

Purchase price: $300,000 Cash invested: $75,000 3 - 2 bed 1 bath units and 1 - 1 bed 1 bath unit with a pay laundry unit attached

The rub is, recorded code violations are easy to find but unrecorded code violations will still attach to the property.  

Are the rain gutters attached ok, cleaned out, draining away from he house? 

I was told the attachment piping is in place for second use of septic tank.

Best of luck and feel free to reach out any time attached is the va loan handbook link.

I would agree with the BP members above that you should sit down with an attorney and estate planning professional to discuss options, as you sound like your portfolio has several very unique needs, so the best solution for your situation would be a more personalized protection plan and estate plan.In the end there is no "perfect" way to legally protect your assets, as liability can be attached to you if you benefit from a property - so your ultimate goal is to create as many stop-gaps as you can to prevent lawsuits and slow them down.

Would any local experts be willing to look at the attached and see if my numbers are accurate or way off? 

How are you investors able to get favorable numbers WITH taking in account a HELOC payment and mortgage payment.Example attached (link below) and inputs assumptions below.

He is emotionally attached to this farm - but admits he doesn’t need the money - and he wants us to buy it (he is really looking for a family to move in and keep horses there).