Now, those of us with years of experience will probably sit down and write one out, but let's say we get one from some guru book.That should be reviewed by a local RE attorney to ensure it is compliant with what is accepted in that community or jurisdiction.

The owner is 100% compliant on doing whatever I need to do to get it sold except for he does not want to be the one on the listing agreement (he doesn't want to be held liable for any of the work that my team and I did).What are my options to get this house on the market?

That took care of most all the deals, but there were a few that were starting proceedings and they were taken out before expenses began to accrue.The issue too in secondary market loans is that they are blocked and securitized and the breach is non-compliant with the securitization and servicing agreements, there is some variance but strict compliance is the goal.

Main level - enclosed porch, living room, dining room, bathroom, and kitchen2nd level - 3 bedrooms, bathroom,Attic - sitting area, un-permitted kitchen, 2 bedrooms, office, and un-permitted bathroom. and lots of storage (I will take out the kitchen and bathroom and cap everything so it is compliant)basement - new gas boiler, and water heater, unfinished but +9' ceiling height.

All that I mentioned are financially compliant for mortgages, they are accurate using the correct formula on a 360 day year. 

When these note were made can be an issue, they will need to be compliant.

All good, just be aware your contract needs to be compliant if you're zapping out of state properties.

These contracts need to be compliant with applcable laws and credit of any buyer needs to be assessed as well as thier ability to pay and meet the final obligation.

If the funds remain as a loan after the work is done, I'd say it is not compliant with the intent or purpose of the exemption.Besides, 10K might not get you in a true lending REIT, a registered firm. 100K minimums!

Any thoughts on rehab, & retain, on the rehab end make it ADA compliant.