They are application fees, plan review fees, maybe/maybe not impact fees (tens of thousands of dollars paid to the local government so you can develop a raw land), permitting fees, rezoning fees if rezoning is required. 3.)

It seems from my experience so far with most lenders ,they will roll back in depreciation expense to find loan eligible income but that is it. 

If you are not covering expenses, you should review pricing and see what other comparable properties are charging.

It is a legal document that is used in real estate transactions involving a lender, borrower (property owner), and a trustee.

Connect with a lender to see what you qualify for and how you can improve that situation7.

Lenders don't care if a property is on the MLS, doesn't factor in to their decision making at all. 

Double check with the lender, but here are a couple of options:1.

Chris,For non owner occ loans in CA or commercial loans if you wish to pool investors one way to do it is through a CA RE Broker who can legally fractionlize a single property into 10 or less co lenders as to thier % interest in said loan. 

My CoC return in STL is 10% now that the buildings have stabilized, it seems like the buildings are appreciating at an acceptable rate, and I have a team that I trust there (realtor, PM, contractor, lender). 

If you want to waste time getting it reviewed by your own attorney, go ahead....As a matter of fact, if a GC does not have a decent contract, that would be reason enough for me to look further....