I live in Issaquah, Washington and work full time in the software industry in a sales and marketing capacity.

If you have enough capacity and if the utilities are paid by the tenant, then the added operating cost of an electric heater really isn't your problem, and a tenant is unlikely to say they don't want to rent because it has electric vs. gas water heat.

I analyze financials for their development deals and help put equity and debt packages together.I don't know what your educational background is or what all development companies look for, but I can tell you that for the company I work for a real estate analyst (or asset management analyst, or development analyst) needs to have a degree in some kind of business capacity; whether it real estate, finance, economics (my degree), or general business.

I look forward to networking with you guys and learning how to use this sight to it's full capacity.......hey wait....aren't we supposed to be competitors?

The price for this depends on how much capacity the "gun" needs to have, but I would venture under $1500 for an initial "not to exceed" cost.

An LLC is more appropriate if you are going to be running around making contracts, offers, doing options and flipping contracts in a business capacity as you can get in trouble with little effort, so doing so in the name of an LLC could be more valuable to you.

My solution is to make the deal with the principle (widow) and then work on getting her CPA's (capacity, powers and authority) to transact with you.

Therefore, they will look into your actual capacity to conduct a large trade.

If they have a capacity to foreclose, your IL's wouldn't need to get title, the suit will clear that up.

I think most agents would be happy to work with you in the former capacity, but you may have more trouble finding someone interested in the latter, unless you are an active buyer.