@Mike Sferayou got some great responses to this including from @Kevin Sobilo and @Bill B.there is no right answer to this question.right now, i am looking to minimize outlays on rental properties, and am having success with seller financing. 

So, successful agreements (those that “stand up” when tested in court) have the spouse without the assets receiving a significant lump sum in event of divorce,For smaller sums of money/assets alternatives to prenuptial agreements may serve the purpose best.  

If theyre ok with double closing when you disclose the price that does defeat the purpose so whats the point of even putting it on the table?

So, you'd charge the seller 0.6% and the buyers would be responsible for their agent's commission?

Based on your response that's where I'll begin then follow up with a contractor for the ticket price.

These properties can often be acquired through creative financing methods like:Seller Financing: Negotiate flexible terms with motivated sellers who want to avoid traditional bank processes.Lease Options/Subject-To Financing: Take over a seller’s mortgage without assuming full responsibility, especially for properties needing renovation.Creative Terms: Adjust terms to fit market conditions, like offering lower down payments or longer payoff periods.Staying connected with investors and tailoring deals to current conditions can help you secure opportunities even in challenging markets.

To what extent does landscaping typically add value to a property for the purposes of appraisal and re-financing, compared to other improvements? 

This guarantor, who may be an individual or another entity, will be responsible for the difference between what is owed to the lender to make them whole and what has been recovered.If the lender makes the loan to an individual (natural person), this person is implicitly the guarantor via the note, and no separate guarantee is needed.

For functional aspects of the home the buyer usually just looks for potential issues but doesn't analyze the differences for valuation purposes.

Let me start by saying I'm not interested in discussing the merits of owning properties in an LLC vs your own name so let's not hijack the thread for that purpose :) What I'm trying to determine is whether or not there can be potential issues with homeowners insurance claims if they arise.