The EMD was not returned for years as the seller and agent insisted that the repair would not have been done w/o my offer. 

So I would say, no, I would insist, that though your buyer may have had issues getting the predicted ARV, it is not because we were wrong per se, but because of one, or some, of the many other issues, totally in your buyers control, not in ours, that arise throughout the life of any project.

but if you insist, give me the 250k and i will find you 200k of property.

I'd recommend networking (coffees, etc.) with other people who already do the kind of work (rehabs and/or buy and hold) you're looking to do, and ask who they use.For LLCs, many hard money lenders will prefer, and some will even insist, that you get your loan through an LLC, as it's another indication that you don't intend to owner-occupy the property.

Bank insisted on taking the whole cash amount to pay down the mortgage on the other four to bring the mortgages conforming to their internal guidelines.  

But if the seller insists, as a condition of sale, that the buyer pay for both the owner’s and the lender’s title insurance policies from a title company of the seller’s choice, then the seller would be in violation of Section 9.

Initially, he didn't even want to use attorneys, but we insisted.

I have come across some folks who insist on cash, while some are OK with financing. 

Many times, a seller insists on getting a higher price than the house is worth. 

if the listing agent is being paid both sides of the deal at closing, insist that the buyers end be taken out as they weren't representing you.