Alright, so FINRA or one of the three entities listed in SEA '34 need to validate the investors experience.

Garage work was performed although no receipt was provided therefore I cannot validate if the work was performed by a licensed professional.Does the sellers agent make a valid case in keeping my earnest money?

I invest out of state so I've wasted a lot of gas checking out properties first only to have my offers be beaten out.

I’d recommend using the credit cards at least minimally, say for gas and or groceries, and pay them off every month (or every week) to show activity.

Remember to use this bank account for business expenses such as meals, car repairs, gas, tolls, business travel, home office expenses, and other items used in your business (i.e., iPad, laptop, etc.). 

In some states a "verbal" lease is a valid agreement for a specified amount of time.

I have called the state\epa and discussed what is needed for operation of treament plant, confirmed the certification and validated all but rent roll.Barring rents panning out and with the possibility of rehabbing and renting the existing vacant 4 units this appears like it will cash flow well and  have some significant upside with 10 more lots to be filled potentially. 

If that includes electric and gas you’d have to sub meter most likely.

Some people find it ultra refreshing and others want to be hand held a lot and told what they want to hear with agreement to validate it.If the afternoon is a high showing time for properties then that person should convey that time will not work most of the time and try to find a mutually acceptable time that is realistic for both parties.

They completed two Evap cooler/ furnace to gas pack conversions (2.5T ea) for me at $7000.