@Mario Morales - Personally, I would do some research in your target market and search (even it on zillow) for 2-4 family properties and see what agent(s) seem to transact the most in that space.

.: I’m looking at a property that checks all the boxes—good numbers and fits my buy box—but I haven’t seen it in person.

It's not a personal sale between you and your son, but rather a sale from one LLC to another.

- Loss of historical data (for both IRS audits and for personal portfolio tracking.)You should be able to print the general ledger and Balance sheet / income statement for each period.

I would start close to where you live personally. 

I would be fine with a $10k non-refundable retainer and $500/hr. personally.

Personally, my primary residence has appreciated around 6% in market value and I live in Levittown. 

The strategy is built on your own personal cash flow commitment.

Or a personal loan if interest rates aren't cost prohibitive?

For my own personal goal reasons, I am going to still with searching for a lender who will be open to it.