Like you say above, most of their properties need work - you just need to run your own numbers, do your own due diligence and make an offer that suits you.

If the membership has been structured by that point so that there is only one member of each LLC then each managing member can choose the replacement property that best suits their needs (or none at all if they don't want to mitigate taxes).  

We were told by the city manager that if it had been a mother in law suite there would not have been fees, but the city planner says he's wrong, and that it doesn't matter.

It may just be a matter of time, like fishing where you have to wait for the right tenant to swim buy....A couple of ideas to check not related to the property:1.

First thing you want to do is create specific parameters of properties that suit your investment needs (like really focus on those parameters and don't veer), and then work your farm/parameters to the bone with direct mailing and door knocking.  

First Thursday each month, 1450 Northwest Blvd, suite 107. 6:30pm.

Brandon recommended trying to find a Single Family with a garage apartment or mother-in-law suite, so the secondary (or primary) space can be rented out.

Those areas are more suited to local investors only that understand the intricacies of those small towns and how to still stay profitable as an investor in the tough times.Strong suburban to urban core in major metros tend to feel the affect less then the outlining areas except for appreciation only type driven markets that can have larger swings in value.Quality assets in quality locations is key.

The other questions are better suited for a lawyer to answer.

Read through  The Ultimate Beginner's Guide and figure out what strategy best suits your situation.