RE: your question about JV's we spend a lot of time with them prior to working together explaining what we do, ho we do it, the risks and potential rewards.

If they currently meet your (hopefully written) tenant criteria, you should let them rent from you, otherwise you risk a fair housing violation.   

The alternative for me was not to buy the properties and make nothing.you always run the risk that they decide not to renew.. this is what took down so many investors in 08.. when all banks decided NOT to renew.. keep that in mind.. not predicting it or anything like that .. but a note due in 5 years is due and its the banks discretion to renew.. not an obligation to renew.

Her LLC was just created back in December 2017, and she is listed as the registered agent, although the property (albeit a physical address) listed as the LLC's mailing address, does not show that she is the owner (could be renting).Surely a realtor with a track record wouldn't risk jeopardize her name for a measly $12k right?

Educate yourself, know the risks, and move forward.Good luck out there. 

I guess when sued a shared account ties the assets putting your personal funds and assets at risk.  

Condo-tel are high risk.

I am in a similar situation; so my advice has no proof to back it, or value really...But, is the gain expected (on property flip/rentals) and probability of that gain 'WORTH' it to risk, over paying off debt that will forever follow you?

I took some risks... and it all paid off. 

They are grinding and you are not going to make a killing, but you learn alot and the risk is not too bad.