You can put them in one file and use "class tracking" to get around the files but the bank accounts are separate anyways.What I do on 4 fam and under is do residential financing in my name to get excellent residential terms and then quit claim them to the llc after purchase.

One word of caution, get a quit claim deed signed incase they go that route and default.

One of the specific items that was suggested to be included in the assignment was a clause indemnifying me from any claims/damages/expenses/liabilities that occurred prior to me purchasing the property and the leases being assigned to me.

They actually have stuff in there to move out and now will have to hustle to get it all moved into a POD temp storage container.He claims it's his wife that is pushing...

You can usually find that info at your small claims court. 

Also found out today that the state wants to put a lien on the property to pay for medical expenses.....This is why Im turning for help...dont know really where to start...BUT I think our offer on the table is starting to appeal to everyone EVEN the stubborn brother

I could go the small claims court route, but I don't know if it will be a problem that I cannot find a signed lease agreement.

I would offer to take over the debt subject too, and get a quit claim from the father in law. 

I'm not claiming that every decision made by an HOA will be a bad one, I'm sure there are some intelligent people out there.  

As for the down payment, I was considering having my business partner deposit the a small portion of monies into escrow, but you are claiming it needs to be seasoned; possibly 2 months, like residential loans.Also, I was unaware that on commercial loans a reserve would be necessary.I'm aware, on residential investment properties, a 3 month reserve on existing loans is required, and a few months on the subject property.