I still have no idea why people use buyers agents instead of dealing directly with the listing agent.Unless you don't know the area well and need advice or you otherwise don't understand how the home buying process works, I can't see a need.I find they cloud things up and create an extra layer of mesh to get through.

Roof condition & number of shingle layers.

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It may be baseless, but I much prefer taking away a layer of stuffy professionalism.....especially when I am sharing my intimate financial details with an individual. 

In addition, in responding to SAFE Act requirements, many states have changed the licensing requirements for those lenders so engaged which has added considerable layers of regulatory oversight of such lenders and some have already chosen to stop their lending activities.

If you are doing it with a friend its a multi-member LLC  not a single member LLC (unless you just want to do a JV agreement) so your operating agreement should spell everything out.With that being said there are definitely advantages to having an LLC such as financing and sometimes tax related advantages but  if you are not raising money its may not vital to have an LLC though your own situation may vary.

I would be hesitant if the seller is holding back vital information, such as the debt service on the property.  

The “WHO” of your life and business is a vital point for you to consider regularlyBusiness is about more than making money.

I actually have some contacts (one layer removed but well verified) who could throw down the amount you are talking about from their personal checking and not ever worry about the result.

The financial health of the HOA is vital.