You can definitely still write off mileage and many other items on your taxes without being in an LLC.

Looking back at 2022, one of our largest line items was marketing expense for our new location.

As we sell through these items should we create a bank account with the llc to "season" the capital for when we are ready to reach out to a lender when we are ready to make our first investment?  

My only guess is your CPA is thinking this is a rental, where you can depreciate certain items, and expense others against "this years" income.  

Once the option period is up, cancellation would only be for items specifically named as contingencies, such as financing.   

This allows you to make an offer without a HI contingency which is much more competitive than one with the contingency since you are buying the property as is.You can still get the home inspection after you settle to capture all of the detail items.

Here’s what I recommend:Cash Investments:No Debt, No Stress: With cash, you avoid third-party control and loan vetting, giving you full control of returns.Equity Builders: Partnering with builders often reduces your property entry cost by up to 20% below market value.Consistent 10% Returns: With an all-cash approach, achieving 10% ROI is realistic and efficient.Financing Strategy:If cash isn’t feasible, consider a balanced financing model:40-50% Down Payment: Keep leverage manageable while maximizing returns.Lower Debt Exposure: A conservative loan-to-value ratio (LTV) reduces risks and keeps returns stable.Work with a Builder: Collaboration with builders can lower acquisition costs and increase your ROI.Key Takeaways:If possible, prioritize cash for simplicity, control, and consistent returns.Financing can work well with a disciplined approach to debt and a strong underwriting process.Partnering with builders offers opportunities to reduce costs and enhance your portfolio’s profitability. 

It is now a negotiable item.

Robbie - first thing that comes to mind is renting out the rooms individually on shorter term leases (co-living model). 

My model tenant (best tenant we ever had) will be moving Dec 1 so I'm looking at my options.