Again, assuming this transaction is in CA.Here's some initial reading for you, which may help:Civil Code § 2945.4 CC - Foreclosure Consultant Violations (shouselaw.com)************************Alternative options may be to purchase the 1st TD and do the foreclosure yourselves, or gather the cash and buy it at the trustee sale. 

Credit card for materials.

I think you are going too rouge too fast over something that has not materialized into anything major.

I just think the coloring is nicer, same exact layout and materials.

The property is in North Carolina and I wanted to make a strong offer so I put a higher due diligence fee which becomes non-refundable unless the seller is in material breach which I would argue this is but would take take time settle.

Hello Nick, State Farm dropping your apartment insurance policy for the two 5-unit apartment buildings you manage in California is challenging, but there are several alternatives to consider.

As someone with basic framing/DIY knowledge, this is something I would feel comfortable tackling over a long weekend and would only cost me around $500 in materials. 

This might involve updating certain aspects of the property to meet modern standards.Permit Acquisition: Obtain all necessary permits from the city, which may include demolition permits, building permits, electrical permits, and plumbing permits.Restoration Process:Debris Removal: Clear out all debris and damaged materials from the property.

To qualify, you generally need to spend more than 750 hours per year on real property trades or businesses in which you materially participate.

You can qualify for this by:Having tenants for 7 days or less at a time.Materially participate, typically with the test: You participated in the activity for more than 100 hours during the tax year, and you participated at least as much as any other individual (including individuals who didn’t own any interest in the activity) for the year.If you materially participate, you can offset your non-passive income even if you have W-2 income.