I put low repairs since EVERYTHING is brand new (with two years of warranty) and on top of that I've Home Warranty (I pay $33 pm, and tenant is responsible for Service call fees)- I think, I put 8% vacancy rate which is very reasonable.

Time and experience with companies validates a good company.

It also seems unfair to hold people accountable for things beyond their control and I don't want builders walking off the job for punitive contractual penalties and forcing us to get someone else to warranty their work.Any thoughts on these items?  

I fully realize that the new properties are not going to provide me with much appreciation, but I don't really care, so long as they produce cash flow.Not that you need any additional validation of your decision to relocate your investments, but here are a couple of points.  

Since you've purchased, you are going to have a certain unknown amount of exposure due to the nature of how you acquired title.Attempting to monetize could be accomplished with a Grant or Warranty Deed and a Purchase Money Note secured by Trust Deed or Mortgage with a clause addressing the potential issue and who and how risk is to be born. 

Check out the installation instructions on any of the products, you will void the warranty if you put the siding within 2 in.

Here is my specific question - if I have the primary owner (sibling taking responsibility for selling) sign the PSA with et al will that be a valid/binding contact for all owners?

If it is being used correctly you need to have a chat with that tenant and let them know that they are breaking a valid lease and you'll follow whatever your State/lease says about lease break.Where at in AE?

If I were doing something that was pretty new to me an experienced partner putting money in the deal would be great validation.

its kinda plug and play and i have had several HVAC guys quote me on this. it would cost more up front but it would be a new system with warranty and i can add one thermostat that only i can control.