One of my houses had some issue with the foundation here in the Bay area, with cracks showing at the doorway, and although the specialist told me that it was "not as bad" and "on the cheaper end" (needed to add more support and a drain system), it still cost 30k including permit costs.

In order to make your deal work and have the agent support it, You’ll need to make sure there is enough cash in your down payment to fund the agent commissions.

Got a quote from a contractor to remove a support beam and install a new support beam.  

I would also specify what size/weight the mount can support and make them acknowledge that they are responsible for any damage to the TV if using the mount you installed.  

I consulted with an attorney that confirmed that and we were going to send him a demand letter, but he ended up just releasing the funds before hand.another point is to work with a better realtor + title company. they were not on the deal in terms of dates and no one (including me) paid attention to the important dates, kind of a beginner mistakes but i had some issues in my personal life that took my attention from that and i did expect the 'professionals' on the deal to be more on top of these dates , but i take responsibility for that as well. i just wont use either of them in the future.Hope that'll help anyone else as well thats why i shared this info, and again thanks everybody for the support, both the mental and technical one.Appreciate yall and happy holidays.

Absolutely appreciate the support!

Financially I don't think my debt to income ratio would be low enough to support both being my residence and not a rental property.

I suggest comparing markets and see which market supports your goals better and investing there.

Banks can do this because they have millions out and they support the community but private for profit small lenders no way they can do these and keep the rates the same as when they are doing 300k loans at 2 pionts and bringing in 6k in fee's plus junk fees.. its the exact same time effort and paper work to do a 50k loan as a 300k loan or a 1 mil loan. or a 15k loan.  

---So, insist on them providing the rental application and supporting docs for your review.