@Dustin Cook  I feel your pain man.

When you use cookie cutter sites they can be devalued by search engines because it may appear to their crawlers that you have a site that is exactly like all these other people.

The house is located in a cookie cutter neighborhood of only a few different house designs. 

I make sure I dive deep into there motivation while I try to listen to their true concerns.The main thing I would suggest is to remember that most people will give you a cookie cutter concern, based on something they've heard or read, however if you ask a few extra open ended questions you should get the real concerns.  

Not sure about the the answer to your first question, but I would 100% hire an attorney to draft that promissory note instead of using a cookie cutter template that might not cover all your bases.

Not only are they a bound fiduciary, but they actively search an ever-changing inventory whereas a car salesman wants squeeze out as much as they can from their lot of a limited number same "cookie-cutter" cars.

LLC) between myself and a partner - what are some key things to incorporate in the operating agreement (not in cookie cutter entity formations)?

They own SFR tract houses built around 2015, 1900 square feet 3 bed 2 bath with small garage (cookie cutter formula) value max about $390000 or less.

@Dwight Cook I agree with Colin the cost seem super high, I can only imagine it being that high if the loan is non conforming which sounds like they may be doing that, one strategy is to offer a higher purchase price in exchange for higher seller credits, this is no cost to you or the seller except your loan will be larger, also look at taking a rate where you receive a credit, you can make this work if you have a low enough dti with the two loans and you can pay the full down payment for both the rest is just a matter of negotiation and creativity

@Dwight Cook I did (from Cali).