The seller feels showing the invoice was a favor, it weird situation i am in, has anybody face such situation?

My husband and I are licensed financial professionals and we love to educate on IULʻs or different types of policies that can assist in situations such as these! 

Hey man that's a challenging situation.

A knowledgeable attorney can advise here.Create a solid operating agreement: Since you own the condo with a friend, a clear operating agreement is essential to outline responsibilities, decision-making, and profit-sharing for the LLC.To save on costs:Look for real estate attorneys who specialize in investment properties and might offer package deals for the retitling, operating agreement, and filing the LLC.Shop around for title companies that can handle the transfer smoothly and provide competitive rates.Research DIY options for setting up the LLC if your situation is straightforward, though I’d still recommend a lawyer for the transfer process itself.Good luck with the process!

I know and am prepared to do all the overhead work necessary to find a property that will qualify, but I just want to know if it is possible in my situation.

First - Have a discussion if the rental loss will immediately help your tax situation. 

Here's how to handle your situation for tax purposes based on IRS guidelines:1.

The situation allows for an excellent opportunity to work with a property manager and build trust.I am looking to gradually build and scale my real estate portfolio in Atlanta by purchasing one property each year.

"Good about deductions" sounds a lot like "doesn't make enough money to be a homeowner", so he should keep renting from someone else, and you should do what you're going to do with the money and wisdom you earned.Of course I don't know your son, but I think this is too dicey and you are too close to the situation.  

Not sure your living situation but something I would definitely consider if possible.