.: BRRRR have some items that flips do not (plus most of the flip items):- refi appraisals in my market are conservative.  

My only guess is your CPA is thinking this is a rental, where you can depreciate certain items, and expense others against "this years" income.  

You can definitely still write off mileage and many other items on your taxes without being in an LLC.

As we sell through these items should we create a bank account with the llc to "season" the capital for when we are ready to reach out to a lender when we are ready to make our first investment?  

Once the option period is up, cancellation would only be for items specifically named as contingencies, such as financing.   

It's important to have your attorney review the title commitment, as I've seen "wholesaler-friendly" title companies include various items in the title exceptions that could cause problems later on. 

This allows you to make an offer without a HI contingency which is much more competitive than one with the contingency since you are buying the property as is.You can still get the home inspection after you settle to capture all of the detail items.

It is now a negotiable item.

Take each of your line items and develop both the next lower level of detail and scaling. 

Aren't they required by law to display these items on their vehicles?