If you were in their shoes, you would be trusting the past landlord's reference and wouldn't want to end up with a bad tenant. 

Less than 6 units you can probably do all of that with your homeowner's insurance agent.Since you are blessed to be in Illinois take advantage of the Illinois Land Trust when acquiring properties.

The wholesaler won’t give me the address without POF, but I can’t my my hard money guy to give me POF without an address.

@timothy doenges I haven't thought of the home Depot tactic but have asked a few and usually get the "I've hired everyone I trust" I'll give the other way a shot.

But point is that banks are completely OK with this as this is a common practice with estate planning - moving assets into trust that is LLC. 

After D4D (or in my case my bird dogs are bringing me addresses...

Trust me, you'll find even more work to do once you start the repairs.

Reserve studies are expensive so the fact that they are foregoing the study until 2019 is ok in my opinion.The move from 56% to 27% sounds reasonable as I'm guessing paid for a larger project, but you'll want to pay attention to what the study says needs to be addressed and if the condo will have a shortfall.   

I've run into one of these where someone has the home in trust or was just holding it because they have no motivation to sell.

I send one by Certified Mail - Return Receipt Requested, a Second Notice by Regular (Snail) Mail, and send a Third Notice by Email if I have their email address.