As Charlie Munger would say (too many times), one with a hammer thinks every problem is a nail. 

Last thing you want is someone swinging some hammers in there.

Let me know if you want a referral to a rockstar VA-specializing LO in Colorado that won't hammer you on fees.You have a unique advantage as a veteran that most investors don't.  

I had 780+ credit, never missed a payment,  and doing this hammered me below 740.  

I just feel this may deter and sledge hammer practice by the tenants on their way out !

The next line hammers that home:Rich people would rather be educated than entertained.If one wants to be wealthy and successful, the first step is to read things that teach how to be successful.

this is why i am coming to the forms with the idea. to see if its actually something investors in my area would be interested in. i mean if it is then go to the drawing board and hammer out all the fine details and then buckle up for the learning curve. what I was thinking the process would follow more along the lines of a sweat equity partnership. where one guy brings the money and the other hires out the help. however, the help instead of taking a 'paycheck' takes a chunk of equity

you missed the real moral of the story.there are groups now that realize that older parks in areas of no rent control can really hammer the tenants with rent increases as they know the tenants cant move the coach.. no place to take it no money to move it.. so they are squeezing many who are already on super tight budgets and now may not be able to buy their medication because rent went up.

Luckily, the town hammered out an agreement with the MBTA that they would not blow the horn at grade crossings. 

Condos are often not great investments as HOA dues eat into your cash floe and during a recession, they get hammered first and harder than the rest of the single family market.