If they signed the lease, then it's a legally binding document that is enforceable. 

Thanks, That doesn't sound illogical for the actual mapping process costs from Civil and city fees - I haven't done a 34 unit mapping project, but everything I've experienced suggests costs are less than linear as number of units increase.I would doubt that $100k budget includes right of way or utility work.Does that $100k include legal fees associated with HOA creation and establishment?

Maybe a local lawyer would provide a free or low-cost consult and give you the legal details you need.

Also the basement may not conform to a legal apartment due to egress and window regulations.

@Brian Krause a conventional lender cannot legally lend to an LLC...pretty standard stuff...what kind of loan are you looking at?...

A legal path to do this or any deal is to get the deed, and then sell the house that you own.  

but your right real estate can be transacted between parties don't need a lawyer or title or escrow company or agents or lenders or anyone but the two parties.. when foreclosure rescue lease back in our state was legal I did a ton of it.. and there simply was no time to involve anyone.. when the seller decided at 10am on Wednesday they needed to take Massive action and their foreclosure was scheduled for the next morning.. 

Many members are experts in their respective fields related to real estate investing, whether that is real estate brokerage, wholesaling, flipping, buy and hold, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.There are some pretty cool discounts on various products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/proIf you haven’t checked it out already, the Bigger Pockets blog features links to their awesome podcast and many great articles: https://www.biggerpockets.com/renewsblog/The site has quite a few tools that can be helpful for new members.

I have no idea the legal implications if I used a personal card for business purchases and had the corporate account pay it.

I’m looking for an Accountant to design a tax strategy for me and manage my income tax filings during tax season every year.