Understood, the offer was 50K NET.

This is all what I have inquired about / understood from my experiences.

California Rules of Professional Conduct, Rule 3-300 states:"A member shall not enter into a business transaction with a client; or knowingly acquire an ownership, possessory, security, or other pecuniary interest adverse to a client, unless each of the following requirements has been satisfied:(A) The transaction or acquisition and its terms are fair and reasonable to the client and are fully disclosed and transmitted in writing to the client in a manner which should reasonably have been understood by the client; and (B) The client is advised in writing that the client may seek the advice of an independent lawyer of the client’s choice and is given a reasonable opportunity to seek that advice; and (C) The client thereafter consents in writing to the terms of the transaction or the terms of the acquisition."

understood thanks @Suly Bolanos

Do I have that understood correctly?

ive seen around BP forums and podcasts talk about Notes for investments; I haven’t understood them.

I just wish I understood exactly what the HUD angle is?  

So, just to clarify that I understood correctly, don’t risk it means not to transfer to LLC, is this correct?

Thanks for the input J Scott I agree but as I talk with other investors they seem to have end buyers lined up and I never understood how.

To me it depends on your strategy - if your goal is to live of the net rental income, I would not buy negative income rentals unless you have a strategy to reposition them to gain higher rents and positive cash-flow in an understood time frame.Now, if you have a portfolio of rentals, you can consider buying some for cash-flow and some for appreciation.