An emergency fund needs to be liquid, and immediately available to you in addition to being low risk and protecting principle. 

The family viewed the house, loved it, and requested that I install satellite TV and add it to the costs, which I did.

In addition, some states have different regulations tooI'm sure that someone that specializes in Insurance can give more insight into what is and isnt necessary or best for our properties.

Credit?

U will never get a dime of rent and you are going to have to probably do as you stated find your own attorney.. its better to leave property vacant than to rent to folks that have terrible credit.

In addition to your down payment, plan for closing costs (around 2-5% of the purchase price) and set aside at least 3-6 months of expenses for repairs, maintenance, and vacancies.

The previous owner who was planning to make a pet hospital had some of the drawings and plan done on this old building.The previous owner also had no plans for addition or extension of the existing building since it requires zoning of a plot which is more time consuming process based on the feedback I received from county and a couple of civil engineering firms that I reached out to.I was provided the following list for civil engineering work.Pre-construction phase1.

So sad to hear that all the time and money you or your clients invested and the trust you had for Delta Build were lost, in addition to the lost opportunity to otherwise make money.

I prefer to have the least amount of banks as possible.Create a bank account that you already have a relationship with(Credit card or mortgage)The least amount of bank accounts is also ideal.

But at a $1.5M asking price, as long as you don't have to spend more than $300k in rehab (without raising rents), this is a slam dunk deal that should easily be financed  at 75% LTV by a "investment real estate-friendly" bank/credit union that is located fairly close to the properties.