The details of that are quite lengthy and varied for each certificate but I will explain one. 

To be honest if you can't rely on your agent, then you need to find someone else. 

It's really stupid but but most banks consider the following to be rural: over 5 acres, if it has an unimproved road to get to the house, if it has a barn or horse stables, if population of town is under 20,000 (population density varies by lender).

I don't know what this is and it probably varies by the lender. 

These costs can vary significantly by state, so it’s important to compare the financial impact of forming the LLC in either state.3.

In general, I price myself 10-15% high outside of my avg lead time, and discount fairly aggressively inside the lead time.This strategy attempts to capture both the planners who will pay a small premium to secure a good data ahead of time, and the last minute deal seekers.In general, it seems many people don’t vary between weekend and weekday pricing enough IMHO.2 ideas I’ve toyed with… in 2+ years I’ve never not booked a weekend.

There is a common misconception about deleading cost and how it can be done.It varies from situation to situation, it could be as simply as covering hazardous element with some plywood or metal, or it could be some replacement doors/windows and making paint intact.

However, the tax benefits of LLCs can vary, so it’s a good idea to consult with a US-based tax advisor.

When a property is purchased in a Sec. 1031 exchange, the tax basis calculations can vary significantly depending on the circumstances.

As has been said if you don’t have anyone local to rely on you’re probably gambling.