Point is, that's a HORRIBLE DSCR for any "syndicated" investment at 50% LTV.

My last PM was horrible and made so many mistakes.

It was in horrible condition.

I did a horrible job at vetting this tenant for my ADU, however, I have done nothing but right by this tenant and has numerously asked that she put her boyfriend on the lease to ensure he is covered for rental insurance to keep me safe.

At least where I worked (SoCal) the inspectors were generally very knowledgeable and honest, Inspections were easy to schedule with a phone call - you could get an inspector to the project the next day.You could always tell the non-permitted jobs done by unlicensed Contractors, horrible, sloppy and dangerous.And @Carlos Ptriawan, most good GCs have their own crews and do much more than just 'inspect' a job...they were there every day doing something and that kind of attention to a job is invaluable.... 

Does that mean Disneyworld is a horrible company and no one should go there, ever?

I've seen it time and time again where an investor rate shops only to get a horrible experience and the deal fall out, only to go back to square one and find another lender that can perform. 

Moving the property to a corporation is horrible horrible advice.Not only does that potentially screw the step up in basis as there would only be step up in basis of corporate shares and not the property itself, but it also locks in real estate losses that can't be passed to the owners.You should consider firing the CPA for giving that advice.

2) if it’s like farm land in MN the “returns” while you wait to be bought out will be horrible. 

Math looks horrible if they leave after 6 months.