We can still fund a deal with this type of structure although the funding fee increases, That is why #1 and #2 are preferable choices.

Need advice on how to structure the land contract.

We want someone who can advise us on entity structure and tax strategies as we continue to acquire and self-manage apartment buildings.

The only time I typically see permits checked during a closing is by the title company when they run a lien search, and that's just to confirm there are no open permits that have not been closed out by a final inspection.Also, many interior renovations do not even require a permit (plumbing, electrical, windows, and structural changes certainly do, but not cosmetic stuff such as flooring, cabinets, countertops, painting, light fixtures, etc).My point being, refinancing may be a viable option (it sounds like you were already thinking along those lines).

I would love to hear from any and all of you about first steps - even the best way to structure the entity - to "birddogging".My name is Carla and I am in the DC area.  

These are GREAT sources of information.I'd recommend getting a property or two before you dive too deeply into things like business structure or insurance beyond a "Landlord's Policy", and that requires a property first.  

When you structured the all cash deal, close in 10 days,   I'm looking to throw out an offer on a HUD home as well and was curious if you put any contingencies in the offer at all or was it simply cash AS IS...   

Structure the rest of the responsibility, equity, etc. how you choose.Just keep in mind, a commercial loan on a residential property will not be nearly as good of terms as a standard residential loan, so make sure your property is a winner.

What are the pros and cons of using this type of legal structure to encompass a few properties and what advice might one give before considering this an option?

There are some "e-REIT" structures in the industry that seem to be pretty popular of late.