We have also decided to build ceramic tile all the way up the shower walls for a more owner occupant look.  

The additional fees associated with incorporating/forming versus the hassle of having your LLC registered is way much easier, so we are talking about few hundred vs time+risk.

I would not mess with, I'd seal it and put down under layment and use ceramic tile or vinyl.

The first line of my addendum reads: "This Addendum incorporates by reference the P&S Agreement between the Seller and Buyer dated ___, and should any inconsistency exist between this addendum and the P&S Agreement, this addendum shall control." 2 Critical Terms to My Addendum:1) In California, the standard P&S Agreements / Offers Forms contains language that an assignment can only be made if you get the express written consent of the seller.

I need to create a LLC for my real estate flipping/investing work and need to decide where to incorporate? 

I've enjoyed the podcasts on this site, and plan to incorporate real estate into my long term plan. 

These are just a few things that can be incorporated into a final document.

I have a no pet policy in all of my homes except for one that has ceramic tile throughout and wood paneling for walls..

(B) "Real estate" includes leaseholds as well as any and every interest or estate in land situated in this state, whether corporeal or incorporeal, whether freehold or nonfreehold, and the improvements on the land, but does not include cemetery interment rights.

When we redo the furnace units we will likely incorporate central A/C as well.