Generally if you have to fix up a product after you buy it but before it's available to be put to use you would capitalize those items.

there is nothing the other can or can not do.A Direct writing agent, who represents a single company, and per their contract cannot sell other insurance carrier products, may be giving a bias very point.Just find an independent Broker/Agent and you can get access to multiple insurance options.

If you are looking at commercial products it can be a lot faster.

I just don't know if they handle the more investor specific products/transactions.Add to the list of Investor friendly attorney's "North Alabama Title and Escrow". 

Excellent point regarding the need for the entity to be registered in the state(s) it is doing business in.

@Brian Schmelzlen, thanks a lot Brian, that's excellent advice.

I have excellent credit, have three townhomes fully rented long term.

TIA.If you want this house (that's the first question) and it has some cosmetic deficiencies and it's in a great neighborhood, I would offer him a lower sales price (like 30% lower if that's more in line with what the property will appraise for), take his financing if:there is no prepayment penalty and it's 100% financing the cash flow is acceptableand then refinance it with a lower rate product with no seasoning on title or wait out the conventional seasoning period and refinance it with a Fannie Mae loan. 

Be lucky you have those people in place, but don't expect that to be the case in the future unless you have 1) a product that can't be beat, or 2) a price that can't be beat to encourage your tenants to stay. 

What I'm hearing is that you are selling two investment lots and want to exchange into an avocado farm and want to make some improvements to that productive farm.