My only initial concern is the amount of people coming and going/upsetting neighbors potentially with babies crying.Should I be worried about anything else?

If the lien was stripped it will still show in the land records... a title company would need to review the BK order as concerns the legal affect of the lien (or lack thereof).

I think a lot of buyers get extremely annoyed when the wholesaler cuts corners in presenting the financials because it can come off as being deceptive.

But after considering these other factors (bathrooms, hallways,  ADA compliance), I am concerned that I'm unable to provide what they are asking. 

It’s extremely user friendly.

Staying out of the high crime and some of the extreme high end areas is our goal, supply is low right now, but plenty of deals to be made especially for those that are house hacking, or have skills such as rehab experience.

The example you cited is likely to be very rare, I do not know the circumstances surrounding it but my guess would be that that deal was financed for 5 years, maybe 10 or whoever got it was extremely fortunate.

Following:My concern has been, would I be breaking SEC rules by starting to raise money now or can I start building interest?

She's also very concerned about taxes, not because she can't afford to pay them, but she just really hates the idea of paying a bunch of taxes... 

We did not agree to liquidated damages for early termination - given the exclusive nature of the community, the extremely high commission cost, high property costs (taxes, HOA, etc) and the fact that it can take anywhere from 3 weeks to multiple months to rent it out (at high carrying costs) - we depend on stable multi year tenancy for the numbers to work out.It’s critical that when the tenants renew, they stay for another full year.