Below are a few ideas to think about.Appraisal Concerns: Include a clause in the counteroffer to address any potential gap if the appraisal comes in lower than the offer price.Closing Costs: If the requested $10k seems high, propose a lower amount or adjust the sale price to cover some of these costs.Escrow Deposit: Counter with a higher deposit to ensure buyer commitment.Financing Contingency: Make sure there's a clause that protects you if the buyer’s financing falls through.VA Requirements: Understand and prepare for the specific requirements and inspections associated with VA loans.Professional Advice: Consult with a real estate agent or legal professional for tailored advice.Communication: Maintain open communication with the buyers for a smooth negotiation process.Best of luck with your sale,KC

To validly execute contracts any other legal activities, the LLC must at least be registered in the state you are doing business.

My understanding is reason we use title company/title insurance is to make sure buyer is not responsible for any previous liens, tax or legal issues before closing date.I am trying to understand this at high level so I can have a path forward.

Insurance would cover legal costs.  

Without the lease a buyer has no legal means to collect rent from a tenant or evict them for nonpayment.2.

There is a tactic that I have heard about where (rather unscrupulous - but still legal) investors will contact the owner after the close of an auction and will offer them cash on the side to let them buy the property from them during the redemption period.  

Could someone comment on petscreening if it is legal (in California) to ask for a pet screening report for an alleged ESA? 

This is a complex situation with potential legal implications, and let me preface this by stating that I am not in any position to give legal advice or any sort of attorney.

Bottom line is you can rent out on a short term basis and you don't get into a legally binding agreement during the first year where you lose the ability to occupy the property when you so choose.2. 

A single member LLC can be cheap to set up - a few hundred bucks between state registrations and a legal zoom operating agreement.