While there isn't a lot of clear cut case law, the code says is that the late fee needs to reflect the actual damages and costs to the landlord and cannot be punitive.  

Really appreciate everyone's thoughts and assistance on this!

if I can be of assistance, just let me know

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Here's a quick run down...My father purchased a ranch property back in the last boom.Purchased for about 1.5 Million.It's a horse property and one of the borders had an issue with us and to get back at us sent out Building and Safety.We come to find out that the property was purchased with the idea that all 2000 + Sq ft of residence was legal, we come to find out only 900 + Sq ft is legal, not even the pool is legal.They want us to bring everything up to code and draw up new plans reflecting such.Our realtor says we have a great case and can sue the previous owner, what can happen in this case has anyone ever experienced something like this?

Feel free to reach out if theres anything I can assist with.Also, theres definitely opportunity to flip here in Atlanta.

How can I structure a deal that the seller is very motivated but owes $128, arv $150k, and needs $5k to move into assisted living?

My husband started investing in 2006, he got his real estate license, quit his job (he was a lab assistant researching on mice at the moment!)

Most I have found want me to buy into a program that I am happy to do but they can't seem to give me a clear understanding of what I am going to learn.Can someone please point me in a direction that I can find helpful lenders that can assist me in acquiring these properties? 

Peak Asset Lending from Tennessee has a program that will assist you.