@Walter EllisCongrats on the successful plan execution with your property!

Upon letting the end buyer know that the closing deadline has been extended in case the ITIN and FIRPTA won't get on time, the end buyer threatened that they have been patient long enough and will require either:1) addendum to include an allowance for an extension of a per diem charge of $100 past the agreed upon 12 week date.or if I do not agree with this, 2) they intend to place a lien for the "executed labor" that has already been completed.Key notes are: 1) No one allowed the end buyer to do any work on the property and; 2) I just checked the property this week and there are no significant changes or improvements on it.

I think I have a good overall idea on how to execute these type of deals however I do have one question/ concern.

I think I have a good overall idea on how to execute these type of deals however I do have one question/ concern.

Once your LOI is accepted, then the real Purchase and Sale Agreement with terms and conditions acceptable to the two parties is executed

Quit making the rich richer and do your own research and execute your plan.

You’d need to find a mortgage worthy very ugly house, ideally put down like 5% conventional, then use your remaining cash to execute the rehab.

It will be different for everyone, but generally Some of the activities include  checking messages for work orders, purchasing materials and cleaning supplies, supervising workers doing rehabilitation work, meeting with and conducting background checks on prospective tenants, executing leases, handling complaints regarding existing tenants, searching for new properties to purchase, taking real estate classes, and collecting rent payments from tenant and more. 

With that I am hoping to get a hard money loan to assist me in executing the acquisition and rehab.

I hope you execute it as planned.