@Allison Stewart if that worried about it one can use the same fields build the exact same structure in MS Word and just remove the header stating TAR and must be agent part...you could even just copy it into paint and remove the header and that would suffice.

I haven’t counted the parking spots but I would say it’s suffice for the complex .

We need recommendations on the best way to tackle this project, do we need to hire a structural engineer or will an architect suffice (if needed typical price? 

There are other methods I will not explain in detail, but suffice it to say all others are inferior in terms of credibility.

Would a promissory note for documentation in case IRS ever came knocking suffice?

Obviously there are a lot of details I have left out, but suffice it to say, they lied to us the entire time, one delay after the other, and used their status as mentors at the NVREA (and our trust in the program) as a cover for their dirty dealings. 

My mortgage lender is telling me to simply install electric baseboard heat, and that will suffice as long as they're wall mounted and not portable.

A good credit score may not suffice; you need outstanding credit.I suspect any correction of average LTR rentals will not present most investors a buying opportunity. 

Should we create a "top level" LLC with the name we want to use or would a simple DBA suffice? 

If it's a $150K property and you can get $112K out by refinancing/HELOC would that suffice?