I did not want to sign a PA as I do not want to make payments on this until a buyer is lined up.

My residential experience consist of: couple years of real estate sales, couple years of new construction field superintendent, 10 years as a home inspector, and 20+ years as a PA state certified residential appraiser.  

My girlfriend is a realtor, and when she didn't have herself setup as a PA her accountant deduced her lease payments.

I am trying to figure out wether or not to incorporate myself as an LLC or a PA ?

2) Look for a PA with a different fee structure?

My question is not about what a PA can do for me, it's really about this particular PA's contract.

They would still need about 2% or so for costs, and they should be able to ask the seller to raise that by raising the price by that amount.https://trianglelendinggroup.c... is a PA licensed broker that offers the program through us.

It's true of almost all the suburbs of the city, but within the city limits here, you have to have a PA contractor's license to even legally lay a hardwood or tile floor in a rental, stuff you would never need a license and insurance for anywhere else.The rationale behind it is simple.

If we agree on the LOI, I don't believe that I have equitable title until we sign a PA?

"Costs" is simply the expense of conducting the sheriff sale; that is always going to be the minimum bid amount the sheriff will allow at a PA sheriff sale, because the sheriff wants to be paid.