Also, the deductibles I experienced were in the $5,000 range so a separate tool policy or inland marine endorsement may be appropriate if you supply some tools/materials but not enough to warrant filing a claim given the deductible.

My thought is if I can get just two deals a month, through an aggressive direct marketing campaign, each deal avg a $4-6k fee, that that would be enough to warrant me going into it full time.

-The idea about having yet another LLC function as an equity clearing house (or a bank that mortgages the equity in your properties) for your other properties/LLCs is also a great move for an additional layer of protection but it will be yet another expense each year to renew and you have to figure out what the threshold is, when you have a big enough business to warrant this extra protection layer.I am sure this varies from state-to-state and everyone's situation is different so by no means do I claim that this is a definitive guide.

I questioned how they would make enough money to warrant the risk and effort then the COVID appreciation happened. 

Of recent discussions,  from a development perspective, what they have is legit, they have diligently built out the business, though more is required but they are at a point which warrants my involvement and are finalizing my company's involvement with the S2A to pull it together on the East Coast.

The landlord is absolutely wrong for renting property that isn't permitted as such.I am not of the mind this warrants providing free housing for someone and having them take hostage of the unit demanding what is effectively a ransom.  

@Charlie AnneFirst purchase was a 3br/2ba condo in CLT.Purchased it 4 years ago for $62k it’s worth $110k nowI wish back then I knew what was a non-warrantable condo and how hard it is to find financing on those type of properties....

Limited Capital: I can finance some of the deal, with about 10k of my own money, and possibly more if the deal warrants it.

Their relationship is everything in this deal and could even warrant creative financing. 3.

How are you handling reps and warrants?