If government fails to do so (which they often fail to do) it is inappropriate illegal and unconstitutional to blame investment property owners & to seek to tax and regulate those private property owners to protect the "housing supply".

I have a client that is looking to set up a living trust and some LLC's for their business and investing as well as asset protection.

My guess is the "rubbery" material is a vapor barrier to protect whatever wood products are under the "concrete". 

On one side, it protects the owner's property.

Sure it suffered due to COVID, but you want to buy when there is distress.

The 2 elements of corporation for my LLCs are LLC protection and centralized management.

Separation of personal and guest networks is a great idea to "protect" the assets attached to the personal network.

This would allow the child to have begin the real estate investment journey as well with a protective foundation. 

But first and foremost is for him to protect himself and my opinion is for him to keep collecting the payment and put it in an escrow account to determine at a later date.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it.We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.