Wholesalers however, with their generally unlicensed nature, can act with impunity, they can screw one client to the next with little to no consequence beyond a civil suit from that individual client.With as low as the bar to entry is, and as small as the cost is, why not just get licensed and then the issue is moot?

or are businesses other than Sole Prop required to use an attorney? and is the answer state/county-specific, or pretty much the same across the states??

This article:CC&R Basicswould seem to indicate that this only applies to those that have signed off on the CC&Rs by stating this://QuoteWhen covenants are instead signed privately among neighbors, as in a mutual compact or agreement, they are still binding upon the signatories and may be litigated if breached.

Please repeat after me: insurance does not protect you from liability...it only pays the litigation costs and damages once you've already been found liable/negligent and have a judgment in your personal name (if you didn't change title on that rental property and a cause of action).

I would only add that you should keep the returned application for your records, and add notes on how/when you notified the applicants of their approval, but heard nothing back as of X date, and approved next potential tenant on X or Y date.I guess sate laws on statutes of limitation for civil suits (like alleged discrimination, charging fee but not running credit reports, or running credit reports with no application, etc) vary.

The HOA has beed paid a sum of money from insurance, so every condo owner has a percentage of that payout in escrow...the thing is that the complex was under insured and doesnt have enough to rebuild...so they HOA is litigating and hoping to get an additional payout. 

Make sure there is no eminent domain proceeding, epa cleanup issues, or pending litigation etc. that would affect the property.

The big "if' is can you have a civil conversation with this person.

They tend to have economic and civil unrest so long term investors like America.

The land trust and the LLC are the owner of the asset/real estate, so even in the scenario that potential litigants guess, they would guess wrong.