This is correct, so I would disclose every aspect of the sub to and how it relates to the seller, perhaps going so far as to insisting the seller sign off on an acknowledgment that he understands the ramifications.  

I’m looking to ensure I structure things correctly and attract the right partners.

I don't want to get lazy (in the beginning) and rely on automated tools.

Bruce you are 100% correct.

If my crystal ball is correct, we are going to see a lot of these sub2 deals hit the fan in the next 36 months. 

I want to ensure that the structure of these investments I am working on correctly address key issues for investors. 

@Chad Urbshott Correct, Olympia Trust is one of three places mentioned to set up a trust.

Your local agent did not do you any favors unless he described the property as Jordan correctly did above.

I found similar patterns between all 5 companies: namely, they had taken on too many units, were over-charging me for things I didn't need, and weren't handling issues correctly (they would send out vendors who didn't know what they were doing, mis-diagnose issues etc.)No disrespect to the PMs on this chain or BP in general, but any third-party manager won't perform exactly the way you would like them to simply because of the constraints they are faced with as far as having so many units and owners to keep tabs on. 

Is that correct?