The court will not recognize as legit if that business is unlicensed.

There is also MRICS and FRICS for folks who earned the RICS and then later in their careers were recognized as having gained an even higher level of experience in the industry.

This could get us a lot closer but also recognize that with this much obligation what I don't know could be catastrophic.  

Meaning a lender that uses Fannie Mae or Freddie Mac (if you recognize those names) to govern their mortgages.  

I currently have this portion of a clause in my leases: In the event that Lessor contracts to sell the Premises, Lessor shall have the option, in its sole discretion, of either (a) requiring Lessee to attorn to the purchaser and recognize that purchaser as Lessor under this Lease or (b) terminating this Lease upon not less than sixty (60) days’ notice to Lessee..I don't necessarily want to alarm and or potentially lose a great tenant by saying "Hey I might have to make you leave because I actually want to live there!"

BTW, FHA does not certify 203k contractors......the "certification" is from some private organization, that is not recognized, nor necessary.  

Recognize that you are ultimately working with people and realize they may have lost everything.

They are denying because they say it is "not rented now" (lease expired) and hence I am not actually recognizing a loss.

These things will come, just give them time.If you have the ability to recognize management short comings and buy off of actual financials, Multi is far more powerful.

And the worst part is that you may not recognize the negative cash flow right away due to a half-assed rehab, but it catches up with you quickly when you run into major repair and vacancy issues.Now, all that said, there are some good turn-key companies out there -- just make sure you do your due diligence.