Paying a professional to help guide you through this process is VITAL on your first several development deals.

For example: Are you deployed from your permanent duty station? 

So I guess that was my lesson number one: all the issues you’ll have with residential agents are magnified in commercial agents and finding a good agent to work with is more vital in commercial.  

On a positive note, I am going to share some vital advice my father taught me that might help you in the future:1.

As a newbie your and other comments here have taught me that follow up is vitally important.

An insurer owes no duty to investigate the condition of the title and makes no representation as to the condition of the title inissuing a title insurance policy.EXCEPTIONS FROM COVERAGEThis policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A and the following matters:4.

As Trustee your dad has a fiduciary duty to all the beneficiaries and has to look out for their best interests.I think both of you might want to get some professional advice about your particular situation before moving forward.

Knowing what a specific repair will cost is one thing but knowing how to catch those issues before they become an issue is vital. 

They should also educate sellers’ brokers on their fiduciary duty to their sellers to vet buyers who don’t want representation and show houses to the qualified ones. 

As for requiring spay/neuter, an ESA does not need to be intact to perform their duties, and you cannot breed an ESA because that animal would not be available to perform their duties while they were off reproducing.