Also, if you had tenants before the LLC formation, did you have them sign an amendment to the lease of who they were leasing the property from? 

The CC&Rs were in force for 40 years are we later "amended" (it is a whole separate issue that they expired in 1988) in 2001; which was after the 40 years.

I was fine with that and we sent them the amend on this REO.

or would i be able to make the offer and then after my or the buyer's contractor gets a quote amend the offer in the contract??

Hello, my lender is asking for us to get a "Texas Association of Realtors Commercial Contract Amendment" form because we have had to move forward the closing date because of  some delays on their part (we thought it would be OK to simply change the closing date on the original contract and have both buyer/seller initial - why is this not OK?) 

In an effort to avoid the potential for confusion between the scope and application of the California Building Code (CBC) and the CRC, the Department of Housing and Community Development (HCD) intends to repeal existing California amendments (specifically, the definition of “efficiency dwelling unit” located in Chapter 2 and Section R304.5 of the 2016 CRC) during the current 2016 Intervening Code Adoption Cycle with an effective date of July 1, 2018.

It's the responsibility and more so the right of the Seller to read the contract and amend it to suit their needs of risk mitigation as it where.

Do I factor that into my initial offer or just make sure their is an inspection contingency that would allow me to amend the offer once it's looked at by a professional?

If it was a bank they probably filed some LLC amendment documents that you signed at closing. 

@Alissa Engel its Trailing 12 month. same thing as T12.its a report that shows month by month what income was in and what expenses were out. including capital expenses. once you do the financial analysis you go a head and do the lease audit.As minimum ask for the following:Leases, amendments, modificationsCurrent or future lease concessionsSecurity depositsCurrent rent rollsCurrent rent arrears