The cost should be clearly defined, and you should never get hit with a hidden fee.

Most deals with awesome cash flow are rookie traps - they think they have found a hidden gem not realizing that all the seasoned investors have already seen the deal and passed.

You can do basic cosmetics for that amount, but if any mechanicals go out, roof bad, hidden structure issues, foundation issue, etc., $15k probably too low.

In 2008 the risk was hidden in CDOs (banks were dishonest about the riskiness of the loans) and the whole thing collapsed.

They are off market so the hidden value is there despite conditions and area.

I am a notary but I've never looked into the LSA route because as was mentioned most banks will notarize docs for free and if you ask most title companies will send the borrower the closing package including instructions to the notary via email. 

This is mainly a multi-family strategy that will require you to get SEC approval before you set one up.Escrow - a title company could hold funds for you temporarily but they will require instructions, meaning documents of your loan agreement with your investors, so they can follow instructions.LLC and members - so are you fundraising or partnering? 

You also must understand the hidden cost of doing a flip.

My experience is that there's a delicate balance between instructing guests and ruining the feel of the house with too many.

A good agent shouldn't disclose their clients' motivation because it weakens their position, unless the client instructs/allows the agent to do so.