Cash or traditional mortgage.

A list of the paperwork and miscellaneous items needed between the seller and myself.

One company owns everything and does nothing (this is your SLLC a/k/a “asset holding company”) and a completely separate company handles all of your operations (this is a traditional LLC a/k/a “operating company”) For the operating company which serves as your face to the world and through which you do all your business, you establish a Traditional LLC to carry out the operations of your investments.

They probably wont be value add items but required to get the house up to code.

Light bulbs, furnace filters, paper towels in the kitchen, toilet paper, door entry rugs, shower curtain, mini blinds, or any other USEFUL items that are often forgotten will be appreciated. 

@Chris Dittrick I think that Avenue Financial has the traditional lenders as well as hard money lenders.

You'd be lucky to get to the .75% rule with most properties if you are buying in a traditional manner.

I would assume that the CapEx is reserves for water heater, furnace and other items like that.

I don't know if there is a defined number of hours you have to work each day but let's just assume you should probably spend at least 4-6 hours per day on "business" items.

Buyers w/ good income but not great credit, unable to obtain "traditional" financing.