My agent, also an investor with say around 100 doors, expressed skepticism that sellers will be willing or able to break out these kind of details when selling a small segment of their portfolio, and cited the expenses of a CPA keeping track of 100 LLC's as a deterrent to keeping properties separate.I had assumed that it is a relatively easy matter to keep transactions for separate properties separate.

@Jay Hinrichs I admit I increased my vocabulary looking up definition of hoary,  meaning old, white or ancient... but point well put and found way to Howey test (1946) for securities is broad and can be applied to  JV's, LLC and general partnerships As such, those being a sponsor of agreements should have proper legal counsel to advise them appropriately with caution,  as mentioned its all great until it doesn't go right and money is lost. 

It's really easy if you were able to pass all the quizzes during the course, you're fluent in English, and it's fresh in your head. 

When they gave us copies of the leases, all he did was change the ending lease date to 2019 but signatures are from 2016 and they don’t have a lease amendment and seller and tenant didn’t initial the change on the lease.I’ve requested and supplied an estoppel form to be fully filled out and signed by tenant and owner and for the leases to be initialed properly for the recent changes.Selling agent says he can’t make tenants fill out estoppel and owner isn’t making much effort to get it filled out either.

I started wholesaling a while back but really have been to caught up with my current deals with clients that have not gotten the opportunity to launch my wholesaling business properly. 

I brought all the proper documentation (power of attorney and LLC resolution), still nothing.

Just to make the math easy.. and you want 20k a month in cash flow  ( reasonable number the 10k a month is old news no one can really live on 10k a month these days)   at least on most of the coasts.. 

For example, many prohibit building sheds, which is an easy value add.

I was told by the manager that HOA cannot do anything about it, but I know for sure that the air duct can be insolated and properly secured to minimize the noise and avoid wall vibrations.

You should’ve given them the proper notice that you were entering and then followed through.