Any tips tricks or otherwise when presenting to potential partners would be immensely appreciated.

His girlfriend, in her early 20s, does not have SSN nor does she have an ITIN and she's unemployed so she cannot get screened.

Let's cut to the chase:  "A tenant is obligated to follow HOA rules, as they are considered residents of the community and must abide by the same restrictions as homeowners, even though they do not own the property; the landlord is responsible for ensuring their tenants understand and comply with the HOA rules. 

I do get nervous with finances and want to be financially responsible.

I used the concept to do arbitrage on 3 more of his properties and then transitioned to more of a management model in 2020 to offset my risk.

Any tips?

That’s all very helpful and thank you for the tips. 

I've been working on him to get his mortgage license as a I plan on adding IL very soon.

Once verifying see if you can talk to the buyer directly & explain the 90-day flip rule and see if the buyer is willing to wait 2 weeks before submitting his offer. 

Sometimes you have to try something out for yourself because it's hard to sort through all the responses and know what is fact and what is opinion.