I encourage your friend to forward the unredacted prom note to the SEC via this link https://www.sec.gov/tcr Click on Submit a Tip.

Pro Tip: Ask an insurance agent what your rate will be before you make that offer.

But since I'm dumb when it comes to such I may forever pay the price.  

The first apartments I rented as the owner, were previously rented by the former owner at $150 month including utilities. 

You'll typically need to set up your account and get familiar with the process of working with the local housing authority.

You really cleared things up for me when you said class A,  3-5 years cashflow .

Why not take his name off the LLC and put it in your name now while the LLC has $0 of value (or whatever nominal amount your articles of organization or operating agreement say that you contributed)?

But yes, now that we are here, maybe let him know that if things do not get up to date or cleaned up you will go to his superiors.When people are late right at the beginning, I let them know that the behavior is not acceptable and let them know there are consequences to that bad behavior. 

I knew it would come back to bite us.

Hi Ryan,Welcome to the landlord journey!