While realtors provide guidance, the final decision and its implications rest on your shoulders.If you have trusted advisors or industry experts, now is a good time to seek their opinions.

Thanks for any guidance that can be provided.

The city posts the licenses to their portal immediately after the inspection, lead cert, and payment are all provided (again, through the portal).

The in home test kit reliability is questionable unless they can provide peer reviewed test validation data.

So far I have just been stringing them along asking them to complete or provide documents for me (sellers property disclosure, listing agreement, survey, etc.) and then I pretend I never got them and ask for those same documents again and again and again until they get annoyed and stop replying.

Please provide insight as I'm not too familiar w area.

Smart buyers understand the value of a Buyer's agent and it certainly is not just to open doors.  95% of my clients are out of state investors purchasing in a market that they do not know nor live in, they count on me to walk the property, access repairs, provide comps and short term rental numbers, arrange and be present for inspections, as well as my ability to assist them getting their short term rental set up for them long distance.  

can definitely get a hard money loan with 30% down on the purchase and the lender providing 100% of construction 

Considering your equity and cash reserves, exploring alternative financing options like traditional mortgages or partnerships might provide a more balanced approach to acquiring your investment property while mitigating risk.

Thanks.Previous responses provided some technical details, but I want to quickly paint the big picture.1.