Send a local friend out to inspect twice a year and interview the residents if the work listed was performed.Assuming it goes fine, I think that basic checking will add trust and keep the PM relationship positive.The PM doesn't want me to contact the residents directly, feeling that it would confuse their lines of communication, but I think that I can handle this by arranging my buddy's visits through the PM, and having them present themselves to the residents as third-party inspectors instead of my personal associates.

At a minimum, they can shut it off at the meter, give you you the curb key, and you can turn it on and off for a day or two as repairs are arranged. 

Lease Options is a way of selling a property using two separate contracts (and they must remain separate). 1 - is the typical lease arrangement to live in the property, and 2 is the Option Agreement that gives the owner of the Option Agreement the exclusive right to buy the property within a specific time, for a specific price. 

Are there levels for that too where the contract could be arranged to split less than $500k?

She had forgotten about the judgement so she called to make arrangements for monthly payments to pay off balance.

The lawyer we use for our syndications has a very unique way of structuring the deal using a TIC arrangement so if you're at all interested, please PM me, I'd love to chat.

If you have 20 arbs cleverly arranged at market rent for 5 years, welcome to the "Wall Street Lays an Egg" scenario.

Remember though, a good reputable PM will be interviewing you as well to ensure you match with them.I see a lot of investors look at their PM as their "employee" and they are in charge, and these are the types of arrangements I see fail more often than not. 

Sounds like you are not happy with the current arrangements.

I advise clients to avoid any type of planning which makes the type of claims this website makes. https://www.irs.gov/businesses/small-businesses-self-employed/abusive-trust-tax-evasion-schemes-facts-section-iAbusive trust arrangements typically are promoted by the promise of such benefits as:Reduction or elimination of income subject to tax.Deductions for personal expenses paid by the trust.Depreciation deductions of an owner's personal expenses paid by the trust.Depreciation deductions of an owner's personal residence and furnishings.A stepped-up basis for property transferred to the trust.The reduction or elimination of self-employment taxes.The reduction or elimination of gift and estate taxes.Abusive trust arrangements often use trusts to hide the true ownership of assets and income or to disguise the substance of transactions.