Now as I'm dealing with the latest eviction of the social program tenant (very similar to Section 8- same funding, called differently) my ESQ tells me that the documentation has to be filed with the court and that the judge has to award an eviction judgement because the tenant doesn't want to move out on his own.

But whether that is a likely possibility is my judgement based on experience, not based on what a sponsor tells me in terms of IRR or CoC projections.

Hi Gary,It's a little unclear if your asking how to Syndicate or how to Invest in a Syndication.If your asking how much it costs to Syndicate a deal Ben has covered it very well.But if your asking about how to participate in a Syndication here it is.To invest in most Syndication you will probably have to be what's defined by the SEC as an Accredited Investor or a Sophisticated Investor.The determination of who is Accredited is easy for the Syndicators.The determination of who is Sophisticate is more of a judgement call, and some deals will be Accredited Investors only.Different Syndicators will have different minimum buy in amounts to participate in the investment.Common amounts seem to be $50,000 and $100,000.

There is psychology involved here and simply buying in markets that you may be familiar with can cloud judgement with confirmation bias.  

Then once you get a judgement against them, go to a collections agency.

If they are experienced, they should be able to use good judgement and not fix every little problem if it’s not necessary.  

I'm also thinking of filing an L10 with the LTB to claw back the utilities and cleaning fees, if this order gets converted to a judgement, can it be combined into a single wage garnishment procedure?

Then you can go through a rent recovery service (e.g. http://www.rentrecoveryservice.com/) and send them 3 notices to pay up the court judgement.

The reason to form an LLC is not to protect LLC assets, it is protect your other personal assets from being taken when an LLC is sued and cannot satisfy the judgement. 

For many years I assumed my LLC’s Operating Agreement was sufficient until I learned that a Creditor who obtains judgement can have a significant detrimental impact on the entity.