As the seller I would pay for the energy audit, do the analysis on the work to be done (cost vs savings) and then market the home with a prepackaged improvement contract that would meet lender guidelines (solar, EE windows, etc). 45 day close to allow for enough time to do loan and obtain permits, occupancy COE+2. 

This is a grind for sure, but you will thank your future self 5 years down the road when you actually have control of your time (which essentially is the reason people seek financial independence). 

You need to be comfortable that the value of the real estate you report to the custodian will pass an IRS audit. 

Motive: build financial independence.

This also reduces the risk of mingling funds, which is important for both clarity and legal reasons, especially if you decide to form an LLC in the future.Potential Issues with Personal Checking Accounts:Audits: Using personal accounts can complicate things during audits.

It is in the Historic NE which the farther East you go along the Independence Ave it starts to decline.

I think you should first have an independent inspection of the property done.

If the cosmetics thing continues to be an issue when we tour properties together, I am considering buying a 'rental-rehab BRRR' house (like the one I mentioned at the top of this post) using my above criteria with my independent investment money, fixing it by the time our lease is up in August, leasing half of it, and trying to convince him to move into it instead of re-renting the condo for $1500/mo.

The other is the last Thursday of each month at Slyman's in Independence.

When it comes to audit-sensitive areas like STR and REPS, I think the best bang for your buck is to pay someone to do it for you who has been doing it for years.