How can we structure an open ended escrow that places the funds with a third party and allows me to do the improvements and address the deferred maintenance?

Only having one LLC may not be enough, you may consider using Trusts, or any number of other scenarios.

I have the same problem and after a few of these do not include partners in LLC deals unless I know and trust them and they bring partner level value to the transaction.

So, Will Barnard suggests using a trust for wholesale transactions in the BP summit audio.

Sure, What i do is i get hard money for the 1st trust deed.

This will sound a bit paranoid, but don't trust any singular 'expert' be it a real estate agent or loan officer, or what not.

Sure, they might be less likely to call you about silly things that they can easily do themselves, but as you pointed out, they will also be less likely to call you when there are real problems that should be addressed.

I used www.vletter.com to turn my hand writing into a font last year - but they definitely charged more than $10.I've found it to be pretty helpful for a lot of marketing pieces (mostly, automating signatures and making the addressed envelopes look a little more authentic).

I have addressed the problem with HOA and building property management– they don’t care – they are only interested in my HOA dues.

Funds are paid, representations and agreements are signed and the note is assigned with an endorsement and filed.Usually a buyer will ask for a package of documents, I'd want to see;Copy of the note and deed of trust, Commercial deal, a copy of the settlement for the transactionA list of inventory collateralized and copies of the UCC filingsA copy of the first lien as filed with terms and payment requiredPayment history of the note, with verification of receipt/depositsCopies of any loan modifications or extensionsAppraisal on the property at sale on RE and equipment if anyA letter simply desiring the intent to sell with a description of the note with the book and page county as filed.