The sponsor happened to be an individual that I had heard was under some sort of FBI investigation (this came out publicly last year) for embezzling funds in the commercial/MF real estate realm. 

Finally, with the use of Trusts while establishing these structures you can add a level of anonymity by removing your name from public record - the use of trusts can also allow you the normal financing options that are lost when transferring directly into an LLC.There are levels to the investment game.

in a public filing knock knock door or some clever name like that who is doing this in other makartsDisclosed their actual profit after overhead etc was 1,800 per house.. that as we know is no sustainable. 

Almost any contract can be created and enforceable as long as its not against public policy or violates a statute.99 ground lease is fine, how can either party accurately predict their needs and risks in 99 years?

She is prepared to take it to auction but I get the chance to make an offer first. ...They can only do that AFTER exposing it to the public auction in most places, so ask first ...

The single most important thing you MUST do is get a title reportIs there something special included in these reports that is not public information?

I also used public records searches for Maricopa County and Zillow to give me more information.Next I found a realtor in the area and a mortgage lender who pre-approved me for the amount I was looking to spend.

Better yet, if you live in an area with good public transit, then see if you can make yourselves a 1-car household. 

that is a valid impression...that is has to hit the MLS before being considered.If there is actual "legal" action, it's public record and you can confirm it.

It's public information.