I did not invest my own money into this deal although I played a vital role in negotiations throughout the process.

So might as well start off equally weird: FREE! 

. $1200 CF, $2500 principal pay down, $2000 appreciation @ 2% equals a 24% annual return on a 20 down payment plus $4k in closing costs.

Out of town, high percentage POHs, and a lack of park experience, are all components of an equation that equals potential disaster. 

.- vital-importance-mentor https://www.biggerpockets.com/...- get-ready-to-invest https://www.biggerpockets.com/...- get-your-head-in-the-game https://royallegalsolutions.co..."

If they are VERY professional, they will have their processes in writing as verification that it is enforced equally and fairly by their entire staff.6.

I want to preface this by saying that not all investors are created equal.

If I plan to have them both under the same LLC they're already going to be at equal risk if we are sued, and I don't really plan to default... so please explain what else I'm missing, I'm eager to see the other side.  

You can’t buy typical value add deals as the requirements are such that you need to improve the property using investment equal to value of the improvements.

The face value of your money is equal to the same thing inside your rental (equity) as it is outside your rental.