Hello @Shaun PalmerI just use standard MLS Purchase and Sale Agrements (PSAs) that title co's are used to.A standard addendum called (here) a Method of Payment Addendum is pre-printed and just needs you to put in the amount down, term and rate.  

Hi Everyone, for vacant buildings in California (warehouses, retail, office) The best rate i found a months ago was USLI, any other companies that do this type of insurance?

Data Points:101 Latham Place, CharlottePurchase price - $116,000Buy Side Closing Costs - $5000Total Rehab Cost Budget - $100,000Total Financed Amount (purchase + construction costs) - $190,000Estimated time to Rehab: 5 Months (based on conversations with multiple GC's and Architect)HML Cost to Borrow Interest  - 10,000 (12% rate on 190,000 borrowed across 5 months)HML Cost to Borrow Points - $7,000 (3.5% on 190,000)ARV - $310,000Exit Closing Costs - $3,500Staging Company to Sell - $3,000Holding Costs (utilities, taxes, insurance) - 2,750The Total Rehab Costs is based on what I believe to be a reputable GC who has experience flipping in this neighborhood.

Mahto Construction Tubro Constructionboth licensed and insured - pm me if you need their #

Trying to keep our insurance with USAA as we have been with them for 30 years.  

He will draft the mortgage for them and provide title insurance.

Unfortunately after doing an inspection, my current insurance company will only insure the property after the rehab is complete.

The management companies want to gouge you, often charging several hundred dollars to send a zip file of standard documents to a title company before closing.

when my property insurance company suddenly outright rejected coverage because of knob-and-tube wiring and multiple layers of roofing and deteriorated chimney.  

The difference is that you pay for the deed and then wait for the redemption period to pass until you can take title to the property.