I think he just cut corners, didn't install  proper weed barrier do didn't make it 3" compacted so stated in error contract.I didn't ask for references (my mistake) and I believe the license number was on the contract, I will check tonight.  

You need to have a 506c offering and proper securities documentation. 

When doing a sub2 deal how should insurance be structured to be covered properly?

Something to look into with a properly licensed contractor capable of the work and familiar with your building codes.  

Arnie the judgment can be from a medical collection company, a scorned contractor, all kinds of things.If people do not show up or were given proper notice then a judgment is issued by default.The tenants can file a "motion to vacate" to have the judgment vacated.

The client I have has done several deals with me here in Vegas and i want to make sure he is represented properly in Utah.Thank you in advance for your help with this!

Thinking about the asset class properly is a huge step in the right direction.

The short answer to your questions are yes and yes.A properly structured 1031 exchange will let you exchange one rental property for several rental properties.  

Look at efficient plumbing runs by keeping bathrooms and kitchens oriented properly (back to back or above/below).

Craigslist is good because it shows current rate.Something important to ask is whether they have all the leases/rental agreement properly documented for all their tenants.