@Richard Helppie-Schmieder Does your ARV include the ADU?

To reiterate above, the variable rate is not the issue, it's the attempt at new terms with punishment attached if not accepted.FWIW, if I recall correctly from 5 years ago, my loan officer casually mentioned that the loan will be "in-house" which I understood him to mean is not a federally backed loan and they are lending directly, but I didn't ask for clarification.Maybe my loan address was included by mistake for this mailing because of that categorization, but still, gahh.

I've tried the getting the title company to pull them, but end up with every vacant parcel including landscaping medians!

@Benjamin Greiner just commented on another post about a tenant threatening to sue over mold issues - that tenant neglect caused.We told the landlord their lease should have had provisions in it to hold the tenant accountable for the damages.Standard leases only cover the basics, so you should Google all the leases you can for ideas to take to an attorney to include.

I have never done a land trustWe have a living revocable trust that we set upHonestly I should have done it 15 years ago but did it like 6 years ago.I do not see the need for a land trust unless you are a politician, actor or athlete (someone who is famous).I have done business with multiple billionaires (not bragging but trying to make my point) including several that owned professional sports teams - and even they did not use land trusts…

It can be used as leverage for other ventures, including room rentals or as security for further loans.

Do they usually do a monthly flat rate (this would include the winter when its not needed)?

The purchase price is listed at $285K and that includes ownership of the land, laundromat, and shop. 

What is included in the rent? 

Dealing with nightmare sellers, including a dog left unattended for days, a break-in, and hidden foundation issues sounds like a real challenge.