Waive the contingencies you feel comfortable with, move up closing dates, have lenders engage with agents, show proof of funds right away, and show your ability to purchase the property.

While they were touring they asked if I could replace carpet in one of the bed rooms with vinyl plank and I agreed.

How much does vinyl plank cost per sqft installed?

I have engaged with an architect who submitted plans to the city last year but has been delaying with very slow and sometimes complete lack of communication.

OR, one engages in the Commercial side of things and press to build a hospitality empire.

The way I see it, you can either 1) find a broker within your personal network to connect with or 2) find a broker that has a strong presence in the market that you want to build your business in and engage them in conversation.

If you plan to purchase more properties, or decide to engage in other business ventures at some point the Texas series LLC is a great option for real estate investors.

(2)  If it is runoff (as the previous owner implied), what kind of professional would I engage to evaluate the situation and come up with a remedy?

Then there is willful negligence, which would be when you knowingly engage in negligent conduct or intentionally disregards the risks to others.

You can't combine incomes to qualify unless you are married.Im engaged and will be married in a couple months.