If the seller already has an agent, the agent is his/her legal representative so it's better to deal with the agent directly than the seller.

Once they do so, they get access to Roku free channels & can login to any streaming service they'd like with their own login.

Be prepared to match the finishes you see to obtain similar prices/values. 

Started using Xero last year, as better bookkeeping was needed a new acquisition with a partner. 

And must be pretty significant unreported income if it would have caused $45k in state tax liability.You advised your client to wait past the expiration of state statute.

Is this truly a new development that would need infrastructure to boot? 

Based on rent of $1,695, I think you'll be lucky to get an appraised value of $160k with a CoC return well under 2%.

Whatever I do, I would need to do with a HELOC—effectively financing 100% of the property (down payment and closing financed with HELOC, rest of purchase financed with a mortgage). 

Personally, If I could pull out a HELOC, I would use it to fix and flip which will typically make sense as you shouldnt be keeping the money out for that long and you can recycle it or pay it back and build off the capital that you got from. the flip.

I feel like my "circle of people" really needs an expansion and improvement and I want someone with more experience in the field I want to be in to really help me gain myself to success!