A simple “no that’s not allowed” let them know how far I can be pushed. .

It wasn't a lot of standing water and the spots were dry, but I would've accepted a simple "We don't know" in response from the agent/seller.I also wanted to know an estimate of the age of the roof and water heater.

The first guy left without issue after the tenants realized they were going to lose their apartment; the second is tbd.When I get unauthorized tenants, I write a very short and simple letter stating that everyone has to be on the lease and pass a background check.

I know creating the LLC is very simple and inexpensive. 

The simple solution is to explain that you will be using someone else's money to close.

We typically operate in the B asset space (A and B Locations). 

We find it best to have a checking account (for operations), savings account (for capital expenses), and a money market account (to keep security deposits).

You think it’s a good trade off to pay a property manager to do such a simple task, but they aren’t doing it !

When cap rates return to historical norms, values will drop unless net operating income increases.

If you want to keep it simple, I would suggest just wholesale it to your buyer and collect an assignment fee.