(New carpets, Siding, Paint, maybe just a few appliances) The reason being is that many (many) people seem to forget that rental housing is incredibly hard to come by in small towns or outskirts of cities where the primary industries are medical clinics, restaurants, bars, farms, and factories.

Personally, coaching was the most important catalyst in advancing my career in commercial real estate bar none.  

As a society we define levels of theft according to seriousness - a kid stealing a candy bar versus Bernie Madoff - but we have pretty clear definitions of what is theft.

I am currently working on acquiring a commercial vacation rental property, which I plan to transform into an 18-suite boutique hotel, complete with a public bar/restaurant and a pool.

10 minutes at a local bar, restaurant, or coffee shop asking questions to locals will be more valuable than 100 hours of internet research.

The bar has been raised dramatically.

In instances were a tax assessment letter isn't available, I'd go to Idaho Secretary of State (sos.idaho.gov) and type the LLC name into the business search bar.

(Guy was drunk from a local bar that provided us evidence.)

@Eric James a couple of reasons for the double close, but you're right that many use it for "hiding" the buyer from the seller or vice versa, some only do it so they aren't having to assign or disclose their fee and then there are places like NC where if you don't 100% disclose to all parties fully explaining the full process then ONLY double close WITH funding the AB side is allowed due to new legislation from the NC Bar. 

I am sure that my response will get flack from those that are doing 20+ flips a month or have PMLs that throw funds at them but we pick and choose the projects we take on and are not in markets where flips are selling for $500K+.The HML route is one we use when we are confident (barring any wild reason which we have done well avoiding) in completing on schedule and where we under estimate the market at sales time and still are making a good profit.