@Junie JosephDown payment assistance programs (DPAP) add another layer of underwriting and approval and take time. 

A sophisticated buyer who wants to parcel units out will see the delta between the income and comps valuation and layer in costs/fees/return expectations to manage/sell this portfolio.

Layer in additional costs and you are looking at 7-10% costs before operating.

I also found what appears to be at least one additional layer of commercial MLS.

Super easy... build relationships with trusted and reputable companies in the industry.But let m ask you something ?

For the roof you get core samples as some owners just like to throw another layer on top but the substructure is falling apart and the whole roof needs replacing.

On flat roofs you have to look at poles, HVAC etc. attached to the roof.When contractors do not install properly they can leak from the bolts put in the roof, bad flashing,etc.Flat roof you usually get core samples to see the quality underneath the most recent layer put on.

I'm not certain if this is universal to all Al coatings.You can also use a light/white acrylic coating - or a silicone-based coating -  to increase the reflectivity of the roof while adding an additional layer of protection/waterproofing.

The 50% that do have a LLC will argue it provides another layer of protection.

Everything we do and have done is 100% transparent; this is why we are still in existence.In a nutshell, our business model has layers of risk management services that we provide to ensure capital preservation for our investors, lenders and ourselves.