It was a waste of money, and I think if you're truly at the level that requires a sophisticated legal structure, you should build a relationship with an independent lawyer and not an agency. 

It does require excavating an alley 8ft deep, hydrojet line, backfill and bed pipe, compaction test, etc.

That said, I can tell you that sometimes a standard form provided by an association or even the California Bar may not meet legal requirements for the local jurisdiction that your property is located in.

Rockaway Beach has made consistent appearances on many top beach STR investment lists due to a balanced price to ROI ratio (and majestic destination) with a historically a low barrier to an STR permit.

Some big recent news is Walmart requiring all remote work to now be in person for thousands of jobs.

I'm just not sure flooring requiring expansion spacing is a good fit for most bathrooms.

Yes it is possible, however with construction loans (2 time or one time close) I believe most of those products have a 10% down payment requirement.

Are there specific rules around raising the 20% down payment that most banks require?

@Tim PorschePennsylvania has a fair share of required statutory disclosures.

Some HELOC lenders require you own the property for 6 months too, so I'd recommend to check that when shopping too.