Twice for HVAC servicing and one for a formal inspection. 

The formal rule here is that the delayed financing exception includes purchase price + closing costs.  

Recently purchased a house as owner occupant and I have a renter lined up for when I move out after the 1 year mark.Thinking of bringing them in sooner as a roommate and then doing a formal lease once I move out.Has anyone done a formal lease agreement for a roommate?

I forget its formal term. 

I have tried everything to get the tenant to complete the assistance formalities - started their  application, filled out most, but it still needs supporting documents to be sent directly by tenant, which they are not doing and not communicating. 

Should I have them sign a formal lease?

So, the rate will be probably ~1.25% higher.Don't forget that there is another requirement about being able to carry the mortgage as if the other units weren't rented -- forgot the formal name for this "test." 

On the other hand, you COULD work out a less formal deal --- based on trust. 

I believe you must put in a formal request with the city to pull a record of permits/work completed.

However I see that if you can structure this deal correctly you can qualify for a long time capital gain.Tips to get capital gain treatment on the sale: A) If you have actual investment property and you are dealer: -Maintain separate book-Document intent to hold the property as investment property in Minutes or other document-Report expense as investment expense on tax return-Also use separate entities.Using controlled entity to get capital treatment on land:-it is important that the sales price reflect the property's actual FMV at the time of sale. the formalities of a sale must be observed.