Deal with it.Correct me where I'm wrong but Novations can be executed by either a Power of Attorney being given to the investor or by an investor just doing the paperwork, both being done after they secure their interest with an option contract (unless there's some other creative thing I haven't heard about yet).

If an attorney needs to get involved i currently don't have one, can anyone recommend one in the Houston area if need be? 

I'm not an attorney but to me this offers no benefits.

Wyoming allows "trust decanting": a trustee can modify or change the terms of an irrevocable trust under certain conditions.Please consult your CPA or attorney before creating any trust.

Your SEC attorney can help you with the details.Typically you would have one LLC that owns the properties and another LLC that acts as manager.

Attorney.An experienced real estate attorney that works with investors....

In most cases, neither is warranted.Warning: I am not an attorney, and this can be a complicated topic.

Have you checked with an SEC attorney to make sure you know how to legally raise money? 

You might consider: Consulting a Real Estate Attorney – Your emails may possibly prove misrepresentation.Requesting Public Records – A FOIA request might reveal why the city denied you but later approved the duplex.Escalating to City Officials – Bringing this to local officials could expose inconsistencies.Exploring Tax Write-Offs – A CPA might help offset your financial loss, if it is possible.I’d definitely seek legal advice.

I do condo plans as part of my W2, and these SF calculations can vary based on the coord with the attorney and owner as far as how the association is originally set up in its budgeting for dues.