I have looked at many hard money lenders before pulling the trigger.

How I'd reply; I'd tell them in consideration of there phobia, I'm a-ok with there hiring of professionals to move the tree to a "safer" location in the yard that appeases there phobia. 

Yes, you will pay for commissions (which are 100% negotiable)- I like the idea of approaching the agent for the new buy (if in the same area), who might give you a discount on the listing if you also buy from him or her.There are programs out there that help you BUY before selling, they will give you a 20% downpayment and money for repairs on your existing house- you'd have to use an Agent and them that is affiliated with them and they act as the straw man lender- check out Knock.com, Ribbon, Orchard, Homelight, etc- and there are others- I'm not sure which are available to you in California.In most states, homes are sold "As-IS" anyway), and all you have to do if you cannot make repairs is to properly DISCLOSE what you know isn't working, so that buyers can take that into consideration in ADVANCE of contract, in both their offer but also to save them surprises later on which could cause them to back out- if they know in advance and all is disclosed, there's less chance of that happening.

Official paperwork should be prepared with a real estate lawyer, and financial examination should take into consideration interest revenue, tax consequences, and market circumstances.

So on the surface, this sounds like a solid deal, compare it to any other available options and if it makes the most sense, pull the trigger, kick it out and then keep growing into the next one.  

I’d submit for consideration- buyers who won those bids in 2017 2018 2019 and very happy they did and the prices have continued to go up.

You can put them inside any machine and use it to trigger the start.

The area in your target country where you have a group of people dedicated to help you through acquisition and management of your rental trumps nearly every other consideration when trying to narrow down a location in my opinion. 

It will be triggered once it is transferred to the LLC.

ROE is a great metric to look at because it takes into consideration your current returns compared to current market value.