I have offered an escrow account at one point so I can close on the deal but she doesn't want to recognize that she is still responsible for the roof replacement.

For example:- Bad English/grammar throughout their website ("Real Estate Loan Programme"):- Unrealistic terms (no legit private/hard money lender would offer these terms):- "Standard Terms & Conditions" document provided on their website that sounds just good enough to perhaps convince the unknowing that maybe they're legit, but for someone that knows better this document is easily recognized as a complete joke. 

Meanwhile in their own backyard they could have thrown a dart and did not recognize that opportunity past 5 years.

I immediately recognized all the jargon I'd heard from the Bigger Pockets podcasts and books.These investors are an LLC with capital behind them.

Analyze enough deals to determine when a deal is abnormally good for the area, and you'll be able to recognize opportunities as they come. 

One other point I would add: I have no idea if Georgia law recognizes any meaningful distinction between a "land trust" and a "revocable living trust."

.), the courts recognize their forms as professional communication and these associations have already had their legal team go over them to make sure they are compliant with Fair Housing laws.

Very simply - collect x% of the proceeds in a given year, recognize x% of what will be the total gain. 

It's a simple term, not a recognized real estate term.

Some of the surrounding neighbors do not maintain their properties as well, but great investors recognize a good deal and have vision of where the market is heading based on location and market growth year over year.