I bought them below market value from a wholesaler (although it's a little tricky to tell with comps, as MO is a non-disclosure state).

Full disclosure I've been both a contractor and investor so understand both sides of this type of relationship. 

Without compliance, a plaintiff can win for numerous other reasons, such as the investment was too risky for their circumstances, full disclosure of the investment was not provided, deceptive trade practices, the sponsor is notappropriately licensed under state or federal law, and about a million other reasons.   

In Texas we are a non- disclosure state so you can’t get accurate information unless you pay for it or use your realtor partner.

@Jay Hinrichs Good points, per usual.I operate from transparency as rule 1...full disclosure and then we can talk caveat emptor...after the facts are on the table.

The Seller DOES still have a "Seller's Disclosure" Statement to complete, but the info requested on that is very specific and very detailed, and is primarily about physical defects.It does not require an "investor friendly" agent, but does require an agent that is at least knowledgeable about the Standard, local, Purchase documents and processes.

However, I am reading the contract they sent me. ( disclosure - I am a broker ) The FIRST problem - property doesn't have an address as they advertised on their website. suppose to be 3 buildings with 24 units total.

If wholesaling was ran with full disclosure, then you probably would not see some states cracking down on it.

Full disclosure I also sell turn-key properties there so I am a bit biased.  

There's also these guys:Scott Horne - http://hornerealestatelaw.com/Milton Colgrove - http://thelawfirmmc.com/attorneys/and Bryan Dunklin (I can't find his website)Edit: Full disclosure, I haven't used any of them professionally but I've met them all and you'll see them around the REI clubs here in DFW.