So whether or not it is best seems to depend heavily on the purpose of the raise, whether or not one has sufficient capital from their Regulation D placements for their projects, and one's tolerance for legal risk.

The promise to buy and the promise to sell should be sufficient consideration.

You'll need earnest money in the real world, you need title opinions, you need to pay fees and for assistance, attorneys don't work for nothing.Income, do you have a job that gives you a disposable income sufficient topay those small costs of getting a deal through?

First you need some basic business consultation and you can get free advice from SCORE, google that and follow from there, probably have advisors near you.An LLC is sufficient to do anything any RE, the type of business structure has very little to do with the nature of business conducted, as a small business your considerations should be based on tax matters, ease of adminitration, flexibility to conduct business, ability to obtain financing and insurance and lastly liability matters.

Since the HML lent you funds for both purchase and rehab (many will go to 100% of P+R as long as the ARV is sufficient to keep the LTV below 65%), you are not looking for additional cash from the conventional take-out lender, just a refinance of the total HML loan.

The financial burden was nonexistent and I didn't have to lose any sleep or worry about the deal turning into a fiasco.3) The only thing I try to do different now is aim for the larger deals...

Provided there is sufficient and current data, this could tell you the current market value.

Probably not.I also see you are in the Republic of Cali, so what a judge may consider consideration may stem from some other aspect of the contract if adequate consideration was involved, but sounds to me like it's that ten dollars together with other good and valuable consideration thing, if the consideration recited is not sufficient for the scope of business to be conducted, your seller may not be bound at all

I will sleep @ probably both residence & change taxes and new stuff to the new place.

Who cares if the due dates are close to each other if you have sufficient reserves?