Meaning the at the end of the lease, the tenant has the option to buy (but not the obligation) whereas the seller has the obligation to sell if the the buyer chooses to buy (works just like selling stock options!)

We're currently looking for ways to streamline supplies for cleaners (toiletries, towels, item replacements) and handle small handyman issues.

There is no differential factor number, however, it will change if you are buying tenant occupied, if they are are going to be vacant at closing, if they are going to stay the full lease or you have to pay cash for keys.

My only guess is your CPA is thinking this is a rental, where you can depreciate certain items, and expense others against "this years" income.  

You can definitely still write off mileage and many other items on your taxes without being in an LLC.

It was heartbreaking when we’d send them leases showing rent was $550 from their POS rental after they were under the impression and “getting” $850 month from the “freshly renovated” rental from ocean pointe.

As we sell through these items should we create a bank account with the llc to "season" the capital for when we are ready to reach out to a lender when we are ready to make our first investment?  

.: BRRRR have some items that flips do not (plus most of the flip items):- refi appraisals in my market are conservative.  

Once the option period is up, cancellation would only be for items specifically named as contingencies, such as financing.   

It's important to have your attorney review the title commitment, as I've seen "wholesaler-friendly" title companies include various items in the title exceptions that could cause problems later on.