There are no fees each time you draw. closing costs are often minimal, and the rate is similar to a hard money loan.

If they are on the hook for any fees then would I just deduct that out of their security deposit?

Here are some lists you can pull from data providers:- Absentee, Equity, Related party, Trust, Preforeclosure, Vacants, DeceasedHere are some manual lists you can pull from your county:- Tax liens, Fire houses, EvictionsI would recommend you pull some of the above lists, identify which properties are on multiple lists and start hitting those properties.

I keep around 5 rentals per LLC and I am in Jacksonville FL where my homes are worth around $300k.I believe that most CPAs will tell you to create a new LLC for every property because that means more tax returns for them :) Having to go to the bank to open up new business accounts for every rental is ridiculous.

Hence, a mobilization fee before the crew and materials show up on the job.A flipper who wants the GC to fund their job will always be paying full retail. 

When using hard money, your rate is usually higher and you also have to pay some sort of lender fees and points. 

- Do they include energy tax benefits within their study?

We are largely looking to gain some tax advantages through investment properties to help offset the W-2 income.

Is there any other legally binding agreement that could be used to achieve this without having to file for a new LLC or partnership thus creating a whole new set of paperwork and fees?  

Did a "hard money loan" with family using gift tax exemption and trust as collateral (despite what Dave Ramsey says, my father and I have an incredibly strong investing and personal relationship).