Get a signed bill of sale including the furniture at closing for tax depreciation.Communication is key! 

A HELOC comes with a variable interest rate and all signs are pointing to no further Fed rate cuts in 2025 - and there may even be rate increases.- So, you may want to consider locking in an interest rate via a 2nd mortgage.Do you have reserves for unexpected expenses?

Next Step: With with sparkies quote, I'd get that quote over to sellers and with an amendment all written up ready for there signing giving me a credit at closing for exactly that amount. 

For example, for any lease-related activities (negotiating terms/pricing, signing lease, etc.) could I just have a real estate attorney on retainer to do these activities? 

Think of vehicles like the cyber truck where you need to sign up ahead of time to pre-order and so many people want it that the value increases shortly after they are released.

I'm on the fence about signing up.

They have not responded again (other than sending the e-sign doc) since this morning.

For the value add we're going to fix up the roads, add a nice sign and fence, replace mailboxes, add lights and fix some plumbing leaks.

Here is the situation:- I signed a commitment letter that has the incorrect brokerage logo.

Easy sign up for a sole proprietor.I think new flippers are consumers & don't understand a business mindset.