We work with experienced operators that have great reputations and are doing multiple deals at a time. 

Whomever will do her taxes when she does sell, (can be done prior, and should be asap) will have to submit a change of accounting method form .....I've had multiple clients that never took depreciation and when they sold, we had to fix it...doing your own taxes isn't as easy as some tax software companies make it seem 

We had to make emergency decisions multiple times a day for weeks to protect the properties and the tenants.

We already paid them a pretty sizeable entry fee ($30k) to cover some of their equity and debt in another project..Your title report should have alerted you to the issue.The payoff the escrow company got from the lender should have alerted you to the problem.Your interview of the seller before you bought the house, should have alerted you to the problem.You calculations on the numbers should have alerted you to the problem.Check, cross check and check again.

Contract negotiation/formulation, title company coordination, pulling comparable sales reports from their local Multiple Listing Service, rent estimation (if a rental property), neighborhood information (more important for out of state investors), and an honest/informed second opinion.

You have multiple people living in each others spaces.

Try interviewing at least three managers.1.

And that’s if you can’t find something to buy for under $100k or time multiple sales at once. 

I feel quite intimidated only seeing people with large followings and MULTIPLE properties.

Once you pass, the shares could be a better option to move along to your family if you have multiple children in your estate.