@Scott HibbertFist to clarify there is a difference between a bad deal and a scam - full disclosure I have no clue who this person is but just want to stipulate that and there are a lot of sponsors (mostly those who are younger) who do not handle adversity well if it’s a bad deal.First thing I would do is go to sec Edgar search and confirm the sponsor filed the form d as I assume this was a 506b or 506c offeringNext - have you called them or gotten an email response ?

Also consider having workers sign a contract that stipulates they are required to have and maintain insurance. 

The tenant signed a stipulation to be out by a certain day.

@George Frye Hey George, First, you need stipulate in your operating agreement exactly what "incidental issues" are and define the other partner (silent partner).Secondly, you can do this in two ways (no pun intended):You go 50/50 with the silent partner: Basically, you do all the work and they get 50% of proceeds (not revenues)Or you give a set annualized return figure (say, 10%-15%) and pay that to the investor every monthTo conclude, make sure you have a contract drawn up and signed.

Secondly, the purchase offer should stipulate how the handoff is to occur, but generally security deposits and prorated rents are transferred concurrent with Close of Escrow by the current property manager. 

The seller did not disclose that one of the tenants had owed money for several months and had a signed 'Eviction Stipulation' that basically said if they didn't pay the balance, they'd be evicted the day after the closing.  

Commercial banks stipulate this because they don't conform to Dodd/Frank. 

Some operating agreements stipulate that you are required to fulfill a capital call if one is to be made. 

My only stipulation is that I will be that I live out of state so the courses will have to be done online.

You can stipulate to be present and watch the scope going down with the video camera and see for yourself.I have an awesome plumber but he is in Atlanta.