2.Do you have a pro forma available?

This is generally the area which is bordered to the north by 295, the east by Ramsey St, to the west by 210, and BUS 401 to the south. 210 and Ramsey sort of form a “V” shape to the south and Country Club Dr. cuts through the middle (W to E).I have recently found several homes in this area which meet my criteria but they move quickly and I have not been able to get one of them as of yet.

***I realize I misspoke here and have a reword in my potential response***we also terminated her agreement on July 18th, not August 1st***HER: "...I am FULLY aware that this is in no way, shape or form a legal maneuver on your part."

Is it possible to form a joint venture or other form of non-entity partnership to make this work?

The seller should consider how the asset is currently performing, rather than solely focusing on the pro-forma. also be careful of flood zones and be aware that if you are buying in Hoquiam, landlord are charged water from the city directly and you have to absorb or bill back tenants, which can be a pain.   

In particular Pro Forma provided by sellers are likely to put things in the very best light possible. 

Very good at calculate spreads, creating presentations, pro formas, soliciting lenders, developing relationships,..What I don't bring: MUCH TIME. 

I starting to form a group of trusted team members.

Also, using wrong pro forma figures (eg. using 7% vacancy instead of 20%) can be financially disastrous!

When you form a partnership, as an LLC, you can differentiate between capital interests and profits interests.