What are the typical terms when putting an LOI in your market?

Most buyers and investors say 'ASAP' so we then ask a follow-up, 'if we agree on terms today, is there anything that would prevent you from signing the contract today'.

Aesthetics won’t be an issue and it will pay dividends in the long run with eliminating landscaping/lawn and water costs.

Yes, it's a 10-year declining dependent up on your term length and amortization period:  What You Should Know About SBA Prepayment Penalties | Pursuit (pursuitlending.com)

They are hard enough to do successfully local.  

Almost got a place in Tuscany back in Feb but couldn’t quite come to an agreement on deal terms. 

I do think they are early with their progression, but while that means more risk that can mean more long-term rewards. 

I want to buy a new private home and use my current primary residence equity (plus some cash) to buy a new primary house cash and then sell the old one.So, I am looking for a HELOC with little to no closing costs, as I will retain the money only for as long as I am selling my old house after buying a new one.Any advice?

This larger downpayment would require me to liquidate stocks which I am not too keen of doing at the moment.As an active listener of the BiggerPockets podcast, I'm well aware that midwest markets like Indianapolis, Cleveland, etc. are the "top" markets these days in terms of current growth + affordability.

The other option is to form an LLC prior and both go on the loan in terms of dual borrowers so that the land is used from one owner and the assets or cost to build is coming out of the other partners funds.If you do not own a primary home you can build a home with as little as 3.5% down but cannot use an investor for that option.