When investors see that you’re looking out for them, that you treat them like partners rather than just capital sources, they start spreading the word.

simple - treat it like any other real estate closing. you go through attorneys and title companies. 

If they have not, many landlords will give bad references and it will backfire on the tenant.

If you can find a precedent, that could bolster your argument significantly.Lean on the Physical Details: Four mailboxes, four sewer lines-those are big indicators that the property has been treated as a four-unit for some time.

In addition even after the building is fully licenced the previously unlicenced annex will always be treated different from the house that was built with a correct licence from the start.

But I do not buy bottom barrel properties in bad locations (busy roads, crime, eye-sore views) instead I focus on making a property one that the average modern family will want. 

This won't change the numbers at all, but it will correctly reflect the personal ownership of the RV.Since the RV is in our personal name, and our two LLCs use it for travel, should we treat the RV as a separate rental business (sole proprietor) and rent the RV out to our LLCs when needed for travel?

If you treat your PM like a company that just unclogs a toilet then you're really short changing yourself. 

I would argue that they are young so they haven't been burned by bad landlords or even know how to take advantage of the system.

The condition is so bad the home is not worth the purchase price for collateral.