@Jon Lostetter alright - a little late to the party here but hopefully this will help LOL... 

Or do I need say a third party to witness?

It should be a very nice rental income for him over the long haul.You could also invest in syndicated apartment deals or mobile home parks, which could also deliver nice returns (so long as the operator knows what they are doing).Study up and get advice from as many experienced parties in the respected fields before making your run at it.

Funding the is coming from out of pocket and through family that are looking to invest with me so that part is taken care of.

I triple checked this with underwriting and also a 3rd party we use for guideline interpretation. 

They will also charge you to have an inspection by a 3rd party to make sure the work is done.

While the tax office tries to find ways to obtain the MLS information through third parties, they aren't supposed to have access.Most commonly the way they get the sales price is by sending an official letter to the property saying for you to disclose the amount.

Get independent inspection - do not accept the words of selling party, no matter how reliable.

The guests just informed us that one of the members of their party will be acquiring a certified ESA (Emotional Support Animal) dog next month.  

But I did find a pretty nice deal that I was late to the party on and is closing on Friday!