Good luck @Aaron McKenzie, I hope you do OK but I think you will lose your shirt. 

If there was no life contracts I would atleast use real estate and a line of credit prior to considering the use stocks as a cash management vehicle.Setting up a line of credit on a real estate property is atleast a decent cash management solution but banks have the ability to call or freeze your line of credit and you have to qualify for it as well (income/credit/assets/appraisal needed), plus you lose your privacy as a credit pull will stamp your credit report with the address of that property and the data is sold to the bureaus and associated data/marketing companies out in the market.

The loan that you are taking is tax free, and the interest that you are paying back to the lender may be also tax deductible if the proceed are use for investment.So your money is growing at two places at the same time.When you buy a home for cash, you are paying closing cost, broker fee, stamp tax, etc...

Baby steps...Now, where can we order BiggerPockets T-shirts? 

Landlord has three stamped envelopes.

In NC, you usually have a stamp tax fee that gets paid by seller.

I would even go stamped and stained concrete if you want to “spruce it up”.  

I lost my shirt back in 07- 08, 11 houses poof gone. 

Engineering stamp required to verify within codeSkirting 3700Replace where necessaryFront of house slab 3500After fixing foundation, evaluate how much slab needs to be moved.

Thanks for your responses, apologies for not being more specific.We're purchasing the property for $99k and have received an addendum stating that the seller's lender will pay recordation stamps plus local and state transfer taxes in exchange, we need to pay "closing fee of 1% of sale price - min. of $3.5k at settlement".The closing costs include:Loan Costs $3k ($1.75k (2.25% of loan amount (points), $1.25k (origination fee))Appraisal/Credit/Flood Cert/Tax service $700Titles (closing letter, lenders title ins, settle close fee, title ins binder) $1.1kPrepaids (Homeowners prem, mortgage insurance) $670Initial Escrow $875Fee per contract (i.e. what we need to pay the seller's lender) $3.5kTitle- Owners Title Ins $500These all total to roughly $10k.