@Chris Clothier Thanks so much for the thoughtful response and great advice.

Simplify the structure as much as possible, have clear roles and responsibilities that are not overlapping (meaning only one person is allowed to make certain decisions) and a clearly defined exit plan.

But, more commonly, they bring in the capital, maybe do a site visit before closing, and ultimately just forward an investor email to the main operator, then forward the response to the investor.  

Here's why:The Multi-State Chess Game:• Client had properties in 3 states• Each state has different deadlines to assess taxes• Federal changes trigger automatic state assessments• Timing the response saved $45K in state taxes🏠 Real Estate Investor Pro Tip:States can't assess back taxes if their statute of limitations expires before federal changes finalize.

@Russell Brazil said in his response, you can always find a reason not to make a move.  

@Albert Gallucci, the above responses summed it up perfectly.

Thank you all for your responses.

It's really not a difficult deal to put together.Good Investing...Hi Joe, thanks for your response.

Clearly, they failed in their primary responsibility to you as their layer of due diligence was a mere gossamer like patina.

Thanks for the response Patricia!