BPs calculator is good and I like to use it.

But, I'm going to need to do the networking myself to build partnerships with local vendors and source merchandise, and all they'd be responsible for is letting me know when it needs to be restocked. 

I thought by dividing the property and putting ownership in separate LLCs it would limit my exposures and liability.   

If you don't factor that cap ex budget in your cash-flow evaluation, then for the first 5 years it looks like you are doing GREAT and in year 5 you are doing TERRIBLE, but in reality its was business as usual all along. 

I would not recommend doing anything outside of a first position

If they advertised it as 100 lots, it would seem like they should be open to something. 

They now say that we need to do technical analysis to prove water is coming from their unit and not from any other unit. 

If so, this seems risky as it leaves little time to address any issues?

I know how it felt and I want to help take that burden away.

It's been used as a short term rental for the last 3-4 years and the numbers are really strong for what we were able to get it under contract for.