You have no paperwork.

*Our LLC signed the lease, which he would be responsible for as well (FYI, the LLC only has 1 property in it, which is currently 40k under water, so essentially has no assets).Looking back on it, I easily could and should've done this deal on my own.  

Can you talk to the code enforcer, explain the tenant problems, and essentially ASK for him to post your property for no occupancy for failure to comply with the requirement for the common area meter?  

The deals we have closed required very little negotiation, essentially we just made offers right off the bat that were satisfactory in the owners minds.

Agent wants to do paper work in my name.

I have only done a couple off market deals myself but I still hired a title company to take care of all the closing paperwork for me.

Its possible to buy with financing, but you essentially need the lender there with you with the money in hand.  

If you make the minimum monthly payment on time every month, and pay the entire amount off before the end of the promotional period, you will pay zero interest - essentially a free loan.

Essentially I would like to build a stream of $20k/month.

So you're saying the proforma is just essentially a waste of time and that instead of arguing with the seller over numbers, I should just plug in my own best guess numbers?