However if sellers, as a rational and critical humans motivated only by maximizing utility, are willing to pay that amount, one cannot blame an agent for accepting such generosity.  

Instead of complaining about my 40-45 minute commute to work, I utilized this time to listen to Bigger Pockets Podcast and listen to real estate audio books.2.)

Let me see if I can formulate my question -- this is for anybody here that has had any experience with custom home builders that knock down old, small, 1950-era houses and put up 3,500 - 4,000 square foot mini-mansions that go for $800-$900K.I got a seller that has asked me to come look at their house down around 610 in the Heights. 

In addition to money orders, he can utilize money transfer services like Western Union, Money Gram, and Walmart-Walmart Transfer.

Also, how can I find out information on utilities in the area, HOA fees (or even if they are a part of an HOA), garbage, and so on. 

The reason is there are so many aspects of MHP's that no lawyer usually has that breadth AND depth to effectively advise on so many topics.With that said here is my recommendation if you truly need an attorney:Get a generic real estate attorney to help with a purchase contract, if that provides you comfort.Bring in specialists for help if you have specific issues in a certain area you need help (e.g. zoning, grandfather status).I have a custom 15 page MHP-specific contract I use for investor-owned MHP's (this contract is mostly padded with seller disclosures and outs for the buyer if materials facts are omitted - everything from utilities, zoning, and financials), and then for small sellers I use a 3 page TAR form. 

The next thing I do is make a note of any long lead time items that I may need to get ordered in a timely fashion such as granite and a custom sized door.

After the vacancy is filled, that would add another $1,000 / month.The property is generally in good condition with some upside for appreciation and there are some changes I was thinking about to increase the value, I.e. converting from oil to electric and have the tenants in the residential property pay their own utilities.

According to zoning (RS 7.2) this could become 4 lots, utilities are available.

The units are not metered separately, and all are charged utilities via an equal split averaged out over the past year's usage with a 50% markup.