You need to be licensed to do property management in Ohio, so I'd really like to know how his "team" is handling property management for all of the countless investors he claims to be working with.

Without a written record of this arrangement, is there a way to claim any compensation for those renovation costs, or would that be difficult to prove in court?

There has been a real uptick in storms and insurance claims in the past few years.

You only roll over the 2mm, take a 500k cash out and then claim the 500k sec 121 exemption.You can think of it like taking the 500k off the top, then the remainder functions as a normal 1031 exchange would.

Given that your governing documents state HOA liens are junior to mortgages, it further complicates their claim, as they may not have the right to impose a super lien in this instance.

Assuming my calculation is somewhat close and it is negative >$400/month then at that price point I claim it is not worth holding on to.  

She was determined to close the sale by the end of the month, but her husband, who had no legal claim to the property, refused to leave.The situation was emotionally and logistically complex.

You need to quickly claim deed it into an LLC.

Further, you must be admitted to (or employed by) the company that is selling the securities, as the securities exemption being claimed, usually Regulation D, Rule 506, only applies to the “issuer” of the securities. 

Small claims court is pretty easy.