@Gary Swank We have an inspection contingency (and have done every inspection I can think of...regular inspection, radon, sewer scope, mold, wood destroying pest).

You also convert a traditional or regular LLC to a "Master Series".

You might get more negotiation outside of a regular Bank. 

I am not a lawyer, you will DEFINITELY need to check with one, but to give you general ideas, if your "investors" are actually "partners" and have voting rights and you have regular meetings, bringing together 5 strangers on the deal is reasonable as owners of the LLC holding the property.

I have regularly worked 60-80 hour weeks for the past 4 years.

The house is updated and ready to go but every time they land a buyer on the house , they jump when told we need to open it up for repairs.

I understand that the updated list can be purchased in mid June 201(I called the Tax Sale office).

There are lots of stated income lenders in the commercial space so just make sure you are speaking to loan officers who deal with commercial loans and not regular conventional ones.

I need to update that.

The seller has replaced all of the airconditioning units recently and updated all of the kitchens.