I would carefully review what the compliance issues are for the balance of the term with respect to the operations.  

"Pool" your money with an operating agreement for the LLC that spells out everything (who does what, who invests what %, etc.) then find private lenders who will loan you the money to purchase the homes, not banks. 

@Alex Craig one thing I disagree with you on is the turn key operators cost of capital to buy and rehab...

Google street view till this day has dealership operating.

Here are exemptions to Due on Sale(d) Exemption of specified transfers or dispositions With respect to a real property loan secured by a lien on residential real property containing less than five dwelling units, including a lien on the stock allocated to a dwelling unit in a cooperative housing corporation, or on a residential manufactured home, a lender may not exercise its option pursuant to a due-on-sale clause upon— (1) the creation of a lien or other encumbrance subordinate to the lender’s security instrument which does not relate to a transfer of rights of occupancy in the property; (2) the creation of a purchase money security interest for household appliances; (3) a transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety; (4) the granting of a leasehold interest of three years or less not containing an option to purchase; (5) a transfer to a relative resulting from the death of a borrower; (6) a transfer where the spouse or children of the borrower become an owner of the property; (7) a transfer resulting from a decree of a dissolution of marriage, legal separation agreement, or from an incidental property settlement agreement, by which the spouse of the borrower becomes an owner of the property; (8) a transfer into an inter vivos trust in which the borrower is and remains a beneficiary and which does not relate to a transfer of rights of occupancy in the property; or (9) any other transfer or disposition described in regulations prescribed by the Federal Home Loan Bank Board.

After we buy it, we would contribute some equal amount to strengthen its balance and then leverage to buy units.I would also bring a local property management company on board to take over the PM business and operations; and use the company's income, credit and track record to get around my lack experience and credit.

.- Derek I Lacy, CIC, CPCUAPARTMENTS Category: Real Estate and Rental PropertyDescription of operations: Apartments are dwellings built to provide residential accommodations for multiple individuals or families through a rental agreement.

I don't know inheritance law in CO but the property may have transferred from deceased wife to husband by operation of law despite the tenancy in common.

It's my understanding that these REIA "clubs" are a franchised operation.

-Fuel- $10,200-Scavenger- $2740-Electric- $1800-Insurance- $4400-Taxes- $20,815Net Operating Income: $112,345 Pro forma cap rate=17Here is my take away from this.