Also, some of the information you'll find here may not be accurate (legal) in your state.

This is better than a Virtual Assistant because it is written by a lawyer, it takes me maybe 5 minutes to email him with the details, and when it's done it's a good looking, professional legal document that cost me nothing.

Also keep in mind that the seller can accept a back-up contract even while your contract is in place...it's not that uncommon and it's perfectly legal. 

Language in the deed, the legal description, where the current owner received title may yield a clue also.  

I found wholesaling contracts here on BP but am not sure if they are completely legal here in New Mexico.

Many times marital statuses are missing, legal descriptions are incorrect, or there is other missing or incorrect information that causes issues in future transactions.

I think you should leave him off for now, and create a legal ownership and distribution contract so things are clear on the business and money side of things between you, and his not being on the LLC wont be a detrement to his part in the business.

Literally went through the gauntlet:Property manager 1: signed on but didn’t do anything but almost get me into legal trouble by not giving notices concerning rent increases.

Notice of default is the first legal recorded process.

Early on in my research, I'm seeing that in the state of NJ you need to have your broker's license in order to legally be able to manage other people's properties.