It seems that IRS liens can be negotiated down but how would one do this?

What do we need to do to get to the point that we don't need to personally guarantee each property/project loan?

One of them told the escrow lady to go f off he wasn't giving her the information and she just informed me (as snooty possible ) as possible that she would not be able to close without it what do I do in this situation

For the flips I do or just the services I do in the area of changing out these windows I usually use Lawson but they are taking 10-12 weeks.

We do have a servicer.I finally had a conversation with my JV and said just foreclose since the borrower would not return calls, emails, any form of contact.Borrower did response when a DIL was presented (oddly enough) and agreed to a DIL but has yet to sign the papers.

The tenants never asked if this was okay and just started doing it.

How do you protect yourself from having the responsibility to buy the house you were "representing"?

They are pretty bare bones and do most everything via email but the price is right. 

I currently don't have an LLC for the real estate side and was thinking it would be easier to just start doing business under the LLC that I set up for Turo, instead of going through all the paperwork of setting up another one.Thoughts?

Do you have a relationship with a local commercial banker?