There will also be accounting/bookkeeping that will need to be done for the LLC, you may have to pay for that also, as well as a corporate kit.Or You could wing it and try and do it yourself, if you think you know enough to make a good decision without expert help.Good Luck!

I plan on purchasing with cash. 

Question is should I pay off the down payment loan (7/1 ARM) early or put that money into savings and just refinance the ARM at end of the term?

If you do, AND you are paying utilities, make sure those are energy-efficient appliances.

@James McGovern I don’t anticipate the new ruling changing what I pay in commission.

Ran across FasterFunds lending where they defer paying origination fees upfront and make it payable as part of the payoff.

We're planning to start with mailers and then cold calls to follow up. 

Now that I’m paying 18% (which includes cleaning fee) then paying out the entirety of the cleaning fee as well feels like double dipping.

I've done exactly that for many years, and many, many times.Of critical importance (which you already understand) is to be COMPLETELY up-front and transparent about the cash offer:  "I will pay $xxx in cash, with NO contingencies" or something to that effect.  

They try to game-plan as many scenarios as possible.