It still seems confusing.Where do I get an purchase agreement, how do I transfer into the investors name, do I put down earnest money???

They shall go to Inspira and remain there (especially with the transfer of the pricing structure) unless Inspira gives me reason to move them.

One key factor to confirm is whether the STR permit is transferable, as regulations can change.

Here is an example: We run a fund that has a transfer agent that handles the cap table.

You have no control over the servicing transfers.

I believe the idea is that if you transfer a property from your name to a trust you own, the Due On Sale isn't called.

Any advice on how to navigate this while keeping the deal intact or potential transfer of partners would be greatly appreciated!

If transferring the property to an LLC, be mindful of the due-on-sale clause, and note that an LLC itself does not offer tax savings unless electing S-Corp status, which is rare for rentals.To maximize tax benefits, consider cost segregation, bonus depreciation, and short-term rental (STR) strategies, which could allow you to offset W-2 income if structured properly.

Nomad also held the renter's deposit hostage even after I cleared the transfer with no damages to be charged.I had to remind Nomad there is a difference between “can” and should” , while you “can” hold a deposit longer it “should” only be done when there is a question about damages.My bank liked the guarantee, the disorganization inside Nomad and the horrible vendor management would cause me not to use them again.

Transfer from personal name to LLC/Due On Sale ClauseIf one is transferring property title from personal name, a Grant/Warranty Deed would be drafted/recorded to transfer title.