Those are the changes: $5000 refundable deposit turned into $10,000 non-refundable deposit;Seller made us responsible for the cost of ALTA Survey of the RE;Seller wants we provide him all surveys, reports…, at no expense, in the event we decide to not close the purchase;We wanted either buyer or seller may record a sale agreement.

If the buyers own the LLC in equal membership percentages they would meet the definition of "the Insured" under the standard ALTA owners policy and would NOT have to purchase another policy.If not, they could decline owners title insurance on the acquisition and purchase it for the LLC transfer.

One I had was for a 80 unit multi in Oregon for 5 million.. he was tough.. but he was paying cash so I understood.. even though no lender he wanted an alta policy with a survey of the boundries which is very uncommon in our area.. but once we got through him dissecting the purchase contract and rewriting 5 times and the survey we closed I picked up my 100k check and we have been great friends ever since..

I had someone suggest an Alt-A loan, but want to hear from the BP community.

That determines whether it will be (2) transactions closing simultaneously or if it will be (1) transaction with an assignment fee added to the buyer's side of the ALTA/HUD/CD.

(many architects help clients find and analyze land)What kinds of preliminary investigation report do you need to begin design: geotechnical report, wetland biologist report, ALTA survey, title report, etc?

that's the lenders responsibility to require an ALTA lenders policy.. its lending 101.. if lenders don't understand the basics they should then have an attorney guide them through the process first few times. it has zero to do with the flipper not ordering his own title insurance.. not sure why you think that's an issue.. its the lenders responsibility to order it.

Instead of looking in Beacon Hill and Alta Vista, look at Los Angeles Heights or Dellview & Greenhill Village. 

Otherwise you may get stuck in the hard money refinancing loop or take on a little longer term loan with an Alt-A lender, but the interest rate and term of the loan still won't be nearly as good as a conventional loan.

My advice is to hire the architect for Construction Administration so that you get a quality project and they handle all the issues that come up.Possible questionsWhat kinds of preliminary investigation report do you need to begin design: geotechnical report, wetland biologist report, ALTA survey, title report, etc?