Located close to the East End/Oakland where the universities are. 

They seem legit insofar as everything seems legal and kosher.  

It turns out that we were never going to get paid out in the first place, and eventually found out some of my properties closed, but was still never paid out for them, but most of my properties simply just ended up dropping and i was never informed of it.

Quote from @Nicholas Goerss: Quote from @Jeff Chisum: If you run into debt to income challenges you can get a lease in place prior to closing in order to offset the debt.  

I don't want to wait to fix this, because the urine could seep into the subfloor and legally speaking I need to mitigate my damages.

Legal Entity Considerations: Should I hold my rental properties in an LLC or trust for liability and tax benefits, or does it not make a difference for me?

You can certainly negotiate some closing costs from the seller on the buy side.

it was closed under LLC & had it for nearly two years 

You'll need money for: closing costs, down payment (if any), operating capital to get the construction/rehab started (most HMLs reimburse you in draws for the work completed), along with some liquid reserves on top of that.

Hello BP ,im in the process of closing on another 4unit multi family , this time in Columbus Ohio.