(Even went beyond the second page of Google.)I have an investor who wants to partner on a deal by providing a loan for the down payment.

Purchase price: $240,000 Cash invested: $60,000 purchased this distressed duplex using owner financing for $240K and a $60K hard money loan for renovations.

the rest of the loan payment right now is coming back to you eventually. 

I am not sure what you are looking for here, but you can't get a loan without having homeowner's insurance.

If said guru also has a relationship with an LLC creation company that over-charges by thousands of dollars, then it’s obvious why they tell you that you need one!   

Land cost is only a small component. 

The GC is likely at least a couple of more thousand dollars.  

If you're purchasing a single family home you can use traditional financing like you probably did on your house or you can do a commercial loan.

Small talk, showing empathy, and expressing genuine interest in their situation can go a long way in establishing trust and goodwill.Be Willing to Walk AwayOne of the most powerful negotiating tools is the ability to walk away.

However, due to a leak that impacted the kitchen, I had to demo some of the drywall and a small part of the ceiling.