@Nathan FrostThe advantage - some will do 90% and 100% construction but recognize your signing a personal guarantee and will be paying 10-12%+ for interestBenefits of a private lender are speed to close, creativity in cross collateralizing etcThere are a lot of people on BP that think oh private lending is less strict than banks and easier to get.

I wouldn't make this your business.

My daughter is 24 and has been learning for a year and a half about this business.

The owner really wanted to sell to a business that could use the function room within the building.

Focus on credibility, focus on value and construct an accurate avatar of what a motivated seller is, and once you do this the answers will be right in front of you.

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

I’ve put together a 365 page business plan for my real estate investment company.

Has it made a major difference in your business?

It might not even be accepted on your initial terms and most states have buyer focused contingency periods, or a statutory period of 7-14 business days to remit the deposit, perform inspections, organize appraisals and generally renegotiate or cancel without risk to the buyers earnest money deposit.

I did a step up payment schedule for my business that I bought.