@Gary BurnettYou don't have to use an attorney, in fact, most attorneys have no experience with IRA LLC and won't touch it as you must follow the rules to ensure IRS compliance.

The management piece is important also but in this hot market you want to know all of the underwriting strategies to ensure you are buying right. 

How can I ensure exclusivity and get paid?

Let them know your strategy, your goals and what your business plan is to ensure that your business plan aligns with theirs and you can both work towards the same goal.

You should talk to a real estate attorney or title company that works with investors in your area to ensure you are in compliance with any laws.

But we often approach the building inspector prior to a purchase to ensure zoning & any grandfathering of code surprises.

But your warning doesn't answer my question about the best way to ensure I have complete and accurate books.

You'll also want to ensure you have a good property manager to look after the upkeep of the property if you are not there to notice anything deteriorating or which may need attention.This article goes into a lot of the considerations about whether to form an LLC or not: https://www.mmpph.com/wp-content/uploads/2019/04/May-2019-newsletter.pdfThese are all things you will want to discuss with your attorney and CPA.

And if I can ensure I am a bona fide purchaser, then the coast should be clear?

Most of the time went to an excited presentation of the activities the HOA has been taking to ensure investment rentals are generally not allowed in the neighborhood.