No particular industry, small country town, etc. the other units have been rented for years, and I will find out more on their lease agreements as the week progresses.

What I wanted was a representative from the company to speak with me to discuss the process, typical returns, management agreements, etc. 

The California Association of Real Estate purchase & sale agreement has a "subject to" section.The most important issues are to proper disclosures to your seller so they understand the pro's & cons of entering into this type of agreement.

When I talked to Fidelity to open a small business bank account for SDIRA LLC, after almost one month they review the operation agreement, Fidelity told me NO and they will not deal with anything of IRA. 

I want to put in place some incentives for new tenants and want to know if anyone on BiggerPockets has done something similar.Here are a few ideas I have had:First Month Free: Sign a 13-month lease and get your first month freePets: No pet fee for the first 6 months, year, etcRent Discounts: Offer a discounted rent for the first month or two fortenants who sign a pre-lease agreement before a certain date.Waived Fees: Waive application fees, administrative fees, or securitydeposit for tenants who pre-lease.Free Utilities: Offer to cover utilities such as water, electricity,or internet for a certain period for tenants who sign a pre-lease.Upgrade Packages: Provide upgrades or amenities such as free parking,access to a fitness center, or a smart home package for those whopre-lease.Gift Cards or Vouchers: Offer gift cards or vouchers to localbusinesses such as restaurants, cafes, or grocery stores as a signingbonus.Flexible Lease Terms: Offer flexible lease terms, such as shorterlease lengths or the option to renew at the same rate, to incentivizetenants to pre-lease.Refer-a-Friend Program: Encourage current tenants to refer friends orfamily by offering them a reward if their referral signs a pre-leaseagreement.Early Move-In: Allow tenants who pre-lease to move in a few days earlyat no additional cost.Guaranteed Parking: If parking is limited, offer guaranteed parkingspots for tenants who sign a pre-lease agreement.

That being said, as a new investor you should expect your buyer to request a buyers agent representation agreement ( which many should and currently do ) outlining his compensation, which can be structured different ways.

Can have one guarantor and use one partners credit and all others can be on the operating agreement . what is the full scenario looking like ? 

It also is helpful to have a California LLC in case you ever sell that property and move into another state so that you do not need to form a new LLC altogether with new operating agreement, just re-register in the new state as a new foreign LLC.

Will do @Alex SImon , I just dont know what is acceptable I share here in terms of details of the deal... so far I am at the early stages of creating the LLC, opening a bank account, and soon signing an agreement with OCF for the purchase of a property...

I find no correlation between a buyer agency agreement and what the NAR lawsuits were about?