Lawyers handle closing on the east coast they don't handle these piddly disputes.. at least I doubt they want to .. how can they charge enough to cover their time. cost less to have a cleaning service just go clean the house.. seesh.. what drama.

In this case, the lender dropping the ball means you're (probably) stuck in some crummy hard money loan AND your nephew will not get to own the home he has been living in AND there would be ugly family drama. 

Assuming you are financing this property, you probably cannot borrow at 3.6% or less, which would mean that the return on your invested capital would be less than that (possibly negative)Unless you know something hidden, like they just struck oil nearby and you have the mineral rights, (not trying to be harsh here....but) this deal seems purely speculative.  

Better neighborhoods, lower return (but still good), lower drama.

Seems harsh but I don't want my unit to stink like smoke, hard to get that stuff out.  

@Craig His Kansas City is a wonderful place, you do know the winters can be harsh?

It's expensive, but it's a non-negotiable in my eyes... just because if you do a %, there will be drama about the meter not being correct, or if you do a set rate, they'll feel screwed when not using it a lot, and probably purposely use more!  

I have been dealing with T2's drama recently, but am in the process of properly serving the 3 day notice to start the eviction process.  

That was an especially harsh review.  

You should absolutely consult with an attorney located in your state, as any opportunities to circumvent a federal law will be subject to harsh judicial scrutiny.