Some more straight forward commercial finance will not have upfront fees as well, it really just depends.In residential finance, more often than not, the only upfront fee should be the third party cost of an appraisal.

Hi Jaden,I'm not a fan of hybrid turnkey models like the companies you mention.Also, not a fan of many turnkey marketing companies.Granted, I'm bias but if anyone is interested in turnkey just go straight to the provider.Not many around these days anymore and the one's that are, have stood the test of time and are obviously solid.I think it's less riskier nowadays to invest in turnkey properties than before because all of the poor providers have disappeared and only the good one's are still around.Plus, seems like the "hands off" and so beloved syndications are going belly up so turnkey might be in fashion again.And no big deal IMO that turnkey is not completely "hands off".Is anything completely passive other than 30yr Treasury Bonds?

So you would have to get a commercial loan if going straight to the LLC - which usually has worse terms (shorter rate lock period, shorter amortization schedule).USUALLY, you can borrow personally and then deed it to the LLC after the fact and as long as the LLC is owned by the borrower you won’t trigger a due on sales clause.  

those small change orders are really tough to keep straight when your production building.. i know we miss stuff and have to redo it as well..

Subject to, wrap around mortgages, lease option, straight options, are strategies and or techniques utilized to enable real estate transactions.  

I've played quite a bit of email and phone tag with different departments representing the City of Jacksonville and haven't been able to get a solid straight answer.

Do not pass go, go straight to jail and pay the $14,000 fine.....plus whatever civil costs arise. 

When reaching out for the first time, it might be best to focus on introducing yourself rather than diving straight into the topic of purchasing the property.

Assuming some hypothetical foolhardy person chose not to heed your advice and jumped straight into BRRRR, do you think they could significantly improve their odds of success by putting an uncommon amount of effort into finding and building a mutually beneficial relationship with an investor-friendly GC? 

If you know the ropes there and what the village expects, the actual permit and inspections are generally pretty straight forward.