I do agree that there are costs involved with running a business, but there are multiple reasons to place the property into a Land Trust rather than directly into the [Series] LLC.

i did. we verbally agree to 1000 sqft gross rent on 5 month trial for $1000 plus $160 for their portion of cmp and oil bill. with no security deposit by him and no repairs required by me. 

.- If you need to use the renal income to qualify, tenants will need to be in place with signed leases, security deposit made, etc.- HML often have a hard time giving the new lender an accurate "payoff statement" and verification of on-time payments to them (latter necessary because HML typically do not appear on credit), which can delay the refinance causing (surprise surprise) the HML to get another month and change of interest out of you at the crazy high interest rate.

Why deal with someone that doesn't own the home when they can go directly to the seller.

Beyond the monthly membership, how much are you spending on marketing monthly (direct mail, lists, etc.) through them and what kind of results have you had (ie number of deals, etc.). 

let me know if there is anything else i can do to help point you in the right direction.  

In a smaller boutique building you might be able to reach out to someone on the board directly and ask them to try to expedite things. 

I also don't want to lose an earnest deposit on a co-whole deal, or attract attention of the real estate licensing board. 

offer 50% of sec deposit now and 50% in 6 months orsome $ amt off for quick move in of first months rentorlower sec dep overallorzero pet depetc...

It is in a very small town (about a block long) and sits directly on a major thoroughfare through the area.