Is the best route to submit a complaint for compensation?  

In my experience I took the route of "tougher barrier of entry" to ensure I was purchasing properties which would get in the middle of cash flow and appreciation.

I would also not go the gift route, for reasons already noted.While there is no formal LLC agreement, the IRS will respect income allocations that reflect the resulting economic impact of the deal, so regardless of whose name it is in you can treat this as any other partnership and file a general partnership / limited partnership return which reflects the actual income and economic impact.

Even if you're going the DIY route and relying on agents etc to steer your toward the right props, taking a drive or a walk (day and night) in the area can tell you a LOT about what you're being sold.When it comes to actually buying a property, keep in mind that you can also get your own appraisal.

Their base install ran $375 as I was allowed to wire all the EXIT signs, emergency lighting & hard wired smoke/CO detectors.Materials ran about $4,500 as I was able to use 3/4 Pex, but it took 18 long months of meticulous nook & cranny routing, sprinkler head installations & code inspections.

Eventually, pass on all my assets to my heir without the probate processIs a trust the best route to go or should I just create an LLC?? 

Or would taking the "Schlage Encode" route be less of a hassle, more dependable since it doesn't need a hub?

In areas with quick evictions you can serve them notice but in other areas where an eviction takes 4-6 months it's unrealistic/costly to go that route and much better to just make sure tenants clearly understand landlord has right to show their unit upfront. 

@Angelo Mart Noted..don't really want to go that way..but if worse come to worse then for sure...did started to document and organize my various communications with both GC and PM if I will have to go that route.

Are you going the Hard Money route due to the amount of repairs?