If all offerings required public company disclosures and audited financial statements, it would be cost prohibitive and we would not have many private market opportunities.Regardless, private offerings are the wild wild west and we all see problematic offerings all the time with misaligned interests, aggressive underwriting, insufficient disclosure, risky debt structures, unreasonable sponsor compensation, shady tactics, problematic legal arrangements buried in 100+ page private placement memorandums, sponsors who don't pass appropriate background checks, and even well-intended sponsors who lack the experience or business acumen to be managing peoples' savings. 

Several professionals, I would recommend that you discuss your idea and structure with- Corporate Attorney (which your doing and kudos to you for taking that step to arrange before posting on BP about it)- Property Insurance agent. 

I reached out to the agent saying that we have other agents watching for properties that fit out needs and we do not want to get into an exclusive arrangement in case another property comes around . . . will see what she says since we have not signed the offer package yet.Another reason to read all 40 pages or so when the come in for signature to make sure you do not miss something like this . . . none of past offer packages have had exclusive agency clauses.

Owner's duties.(1)To protect the physical health and safety of the ordinary renter, an owner:(a)may not rent the premises unless they are safe, sanitary, and fit for human occupancy; and(b)shall:(i)maintain common areas of the residential rental unit in a sanitary and safe condition;(ii)maintain electrical systems, plumbing, heating, and hot and cold water;(iii)maintain any air conditioning system in an operable condition;(iv)maintain other appliances and facilities as specifically contracted in the rental agreement; and(v)for buildings containing more than two residential rental units, provide and maintain appropriate receptacles for garbage and other waste and arrange for its removal, except to the extent that the renter and owner otherwise agree.(2)Except as otherwise provided in the rental agreement, an owner shall provide the renter at least 24 hours prior notice of the owner's entry into the renter's residential rental unit.(3)(a)Before an owner accepts an application fee or any other payment from a prospective renter, the owner shall disclose in writing to the prospective renter:(i)a good faith estimate of:(A)the rent amount; and(B)the amount of each fixed, non-rent expense that is part of the rental agreement;(ii)the type of each use-based, non-rent expense that is part of the rental agreement;(iii)the day on which the residential rental unit is scheduled to be available;(iv)the criteria that the owner will consider in determining the prospective renter's eligibility as a renter in the residential rental unit, including criteria related to the prospective renter's criminal history, credit, income, employment, or rental history; and(v)the requirements and process for the prospective renter to recover money the prospective renter pays in relation to the residential rental unit, as described in Subsection (4).

I would only show leniency if they can prove their new living arrangements after next month. 

They take any calls from tenants and arrange to have repairs done (over a certain amount, you have to approve). 

Banks also earn a community reinvestment credit for arranging packages.A $107 million Fannie Mae credit facility arranged by PGIM Real Estate last fall for a national affordable housing operator exemplifies the trend.

being forced to hire and attorney is going to be quite costly for the landlord for sure. unless there is some starter attornies that will do it for a flat fee type arrangement. 

I make arrangements with the agent to go view the home and to my surprise we like it and ask how much the seller wanted. 

I’m sure agents in these markets arrange some way to avoid losing money on each transaction though, like this $800 fee.