He even mentioned a term "sellers concessions" that I guess has something to do with the seller helping out with the closing costs.

My question is, if we buy the home using a conventional personal loan while we househack, what would the costs and process look like of transferring the house and the loan over to an LLC?

The idea behind this is it avoids having to get qualified by a bank and closing costs.

I have been having some success negotiating seller paid closing costs to help with rate buy down as well. - If you see a property that makes sense, I encourage you to get an offer in ASAP.

Thanks,Chris They don't have any purchasing power why not sell to a firm who is well capitalized and has a lot of purchasing power?

New construction may be an option, many builders are offering rate buy downs and closing cost assistance and then you get quicker appreciation when they continue to build out the community.

As long as you have proof of mailing you're okay on the time (not when she receives)  If you end up spending less to clean then you may have to refund some of the cost. 

@Matthew Crane the answer is - maybeAt best, you can claim some of these indirect costs as startup costs. 

Your costs are fixed and so you probably can't provide discount financing. 

Estimating cost for streets and utilities is just a piece of the puzzle, and likely easier, although more expensive.