Depends on the original OP’s REI experience at the time and what they have scaled to at this time?  

Quote from @Dan DiFilippo: @Philip Hernandez it sounds like if their were any agents involved, they really dropped the ball.If you thought you'd try and do this without agents, then I have 0 sympathy for you and you more or less got what was coming to you.You want the OP to be the first person to bring a buyer's agent to a wholesale deal? 

@Joe splitrockFor everyone commenting, this is turning into a really good forum on property management which in the end will be very helpful to the original op.  

Interested in connecting, looking for a STR myself in Lake harmony area similar to specs OP has.

The only deals with finiancing are some of the co-ops in astoria that rent for 2k but are worth under 500k.

The wholesale properties I get emailed to me, are no longer wholesale in my OP.

I understand that the Operating Agreement is an important document, but in a SMLLC that I will form in Wyoming to receive Charging Order Protections, it will only hold/own the KS and MO LLCs, should be a pretty strait forward Operating Agreement... nothing complicated, a boiler plate OP should be OK... like the one that one of these companies should provide or not?

I agree the OP prices are way too low, except for possibly the painting.  

Seller agrees to sell for $10 to OP.  

It is unclear from the OP how much credit you can also bring to bear in case of an emergency.