Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

Discloses the nature of their "Principality" in the transaction (Article 4) and is able to bring a TON of cash to the problem.Your Untrained, NON Realtor® Investor is ONLY able to look at the Seller's property through one view.  

There are some realtors that are more investor friendly than others for sure, but one thing to keep in mind is that a realtor makes their money as a percentage of purchase price, so just speaking logically they're not going to be the one that's getting you the absolute rock bottom price.

So putting down new mulch and rock throughout adds up pretty quickly.

But that's the nature of cycles. 

Its the nature of this market.

So I have a question (really more of an accounting question) but since many of you are shockingly savvy and have been involved in many deals i'm hoping to glean some wisdom from people who have maybe been down this road already or been involved in a deal of this nature.

In working with insurance companies I've found that they rarely cover mold issues as they consider it long term or chronic in nature and their policies generally only allow flames of acute or emergency situations i.e. plumbing breaK or leak, wind, fire, tornado, earthquake, hurricane, etc.You may think it's a good deal now but once you start digging into it it's like a dentist digging into a cavity.

And moreover, my father is eager to be involved.That said, it's my first deal, and naturally, I'm anxious about the outcome.

When you start turning over every rock and option, you'll figure it out.