I want to give all the flexibility in the world but if it comes down to my having to pay my lenders (who I have a moral obligation to pay back as they put their trust in me with their capital), and my staff (who run my business, without them I'm dead), *OR* pay a tenants rent for them? 

I fear you will start to see under-financed PM's dipping into the Trust accounts to keep their heads above water and many just closing the doors.

If you’re worried about trust and verification, then you can wait to get started on the rehab until this Coronavirus is in the rear-view.

If you have an agent that trusts you (who also works at a discount broker) I'm sure you could work something out, but remember their broker has to be okay with it as well.

Still keep in contact with him and alway trust his insight.

But it was a lot of lessons learned in what to look for and how to operate them, and now I'm working with a completely different guy doing them... much better set up and trust overall.

Most of the time though they already trust you enough with the transaction that they will trust you with this also. 

If you built the garages, installed the pool, etc without permits and inspections, you'll have many more problems with getting those passed by your township than you may think.The solution I would recommend is to have your parents refi, put the property into a trust, you can be a co-beneficiary, and when you can afford, give them whatever money you have agreed to and have them quit claim their beneficial interest in the trust to you.I am a realtor, not an attorney, so please seek out a qualified attorney to get you set up. 

In these circumstances, I'm going to trust my gut instincts and probably not get involved.

When you look at what they are comprised of - long term tenanted multi-family properties with low vacancy etc. it would look like they are currently undervalued (similar to what happened to them in 2008/9).In particular Avalon Bay Communities and Essex Property Trust are the 2 I’ve been following.