Note I am not a lawyer but Alabama has some tricky requirements.

It should just be a 10% of gross rents collected and any actual costs  such as repairs, lawyer fees, utilities etc should be recorded online with a picture of the bill to prove it. 

Account Closed -I've never done it, but I would think that talking to a lawyer would be the first step.  

in this case, I agree with your lawyer. 

I intend to take three examples or more to a local RE attorney, or send to a lease option (lawyer) specialist, licensed in California.

I've contacted a few lawyers and they all want to charge me a couple hours of labor to review the declaration but I have already reviewed the declaration and that is the portion that the HOA attorney is using on me.

Real Estate Agents(me) are not Surveyors, building inspectors, roofers, lawyers, Lead RRPs...... we typically know what should be done but we are the "source for the source".Do not drink or have a large meal prior to doing this - you will get sleepy.  

I get it, lawyers are expensive, but probably not as bad as you think.

LLC's were developed by lawyers for the sole purpose of being able to sell them to their clients so they can charge setup fees.I do have to admit it would be a little harder to get thru your LLC's, the person would at least need the help from a first year law student to break any protection you have.

You may hire a lawyer, and/or a CPA, and/or a tax consultant to advise you on which is the best way to go.Another thing for you to consider is to figure out who will provide your financing with.