Quote from @Alan David: i HAVENT MENTIONED THEIR PRACTICE OF WITHHOLDING ANY FUTURE EARNINGSON THE INVESTMENTS ONCE YOU MAKE A DISTRIBUTION REQUEST, IN MY CASE THAT IS TWO YEARS( SO FAR) WITH THE FUNDS JUST SITTING IN MY ACCOUNT DOING NOTHING.i IMAGINE IF THEIR FUND HAS A LOSS i WOULD BE  SUBJECT TO THAT TOO.  

Do you know what you are doing based on actual practical hands on experience?

It's deceptive practice, plain n simple. 

I don’t know if this is really feasible in practice though, and I certainly do not recommend abusing it.

Just incredible bad business practices.

Here are some practical changes I would make to improve your property's performance:- Change your guest count to 6- Your target market will be small groups visiting for fun (birthdays, concerts, events, etc.)

The theory is spot on, in practice however that logic rarely plays out - at least in recent years where multifamily has been crazy.

It's admirable that you are defending him as he defends unethical and immoral business practices.

In the meantime, I would like to gain experience through employment with an existing real estate or property management company.Is there anyone out there that can provide me with some good advice/guidance as to the best and most practical route to achieve that goal?

Issue is, in these "bad" deals the government comes after the lease option seller for predatory lending practices and the eviction / foreclosure process is a nightmare.