@Brian Dombrowski any time you are providing private money, whether for equity or as a loan you best bet is to have a lawyer that specializes in RE draw up the agreement and assist you with the structure.There are a dozens answers to your question depending on many items, with who and if all the investors are under the same LLC etc. etc.Every investor I know that has done private financing had their lawyer draw up an agreement that the "borrower" accepted and signed. 

If the unit is vacant, how can they guarantee a price based on the rent unless you delay the closing until the lease is signed?  

Is anyone else experiencing this?

I would imagine that how/when they pass along rents is stipulated clearly in the management agreement you signed with them.

Hence my waltz in gauging interest and if anyone else is experiencing similar unautomated data issues as moi.

After all is said and done, signed off on and closed, can I create an in-law that collects rent and not have it considered a 5 family (town is fine with it so that's not the question) But as we know  a 5th "apartment' pushes me into commercial in ways I'm not interested in,  so only want a 4 fam with a legal in-law if possible.  

super exciting, congrats...watch out for remaining open and pulling permits..Duval, border counties, like never before are targeting dumpsters, we buy houses signs, dinging for anything, door permits, etc....I "think" its because of insurance companies, and past hurricanes, the county is hunting and penalizing hard like never before......aggressively  against investors..the city turns a blind eye to children not in school during the day, rather than enforcing, but is looking for rehab investors to penalize and enforce.....maybe thats where the $$ is..

I was wondering if someone here could give me their opinion if they have experienced a similar case. any information is appreciated, thank you.

The Seller's got a contract signed with a foundation repair company with a guarantied quote, then wrote us a check for the amount needed.

I stand by my statement, and based on the few details provided here, it's more than just likely this space would not be a fit for a national restaurant tenant (either as franchisee or corporate signed deal). $1 psf/mo NNN ($12 psf/yr) NNN speaks volumes about the location from a national restaurant chain perspective.