Does anyone have experience with such an arrangement and where would I go to set up this operating agreement?

My husband Elmer works for a cabin rental company as a maintenance man and is head of Pool Operations.

But a reverse exchange sort of makes that work.In a reverse exchange the QI for the 1031 forms a holding entity called the EAT and purchases the new properties and holds them in title while you control them and operate them until you sell your old property. 

They aren't going after you typical wholesale deals, more so retail who doesn't want to go through the selling process. in other words they are not working the urban core … burnt out landlord homes that are a mess.. which are most of the wholesaler inventory in the rental dominated markets. 

Some of them operate in all 50 states others are here in Colorado.

More importantly, you may choose to not have AC, but if a tenant rents a unit with operating AC, they are paying for a service.

What would be a contingency to get out of the deal if the rent rolls/ operating statement or lease info is not-verifiable or turns our to be false ? 

What would be a contingency to get out of the deal if the rent rolls/ operating statement or lease info is not-verifiable or turns our to be false ?

The DSCR is calculated by taking the NOI (Net Operating Income) and dividing by the annual debt service (which is the total of monthly loan payments, including principal and interest for the year).  

If they are investing with you, you could form a partnership for each deal, where you serve as general partner and control day-to-day operations while your limited partners (investors) provide the capital.