That is smart to have them there and sign off, whether legally binding or not showing them I am doing this will plant a seed in the back of their mind and cause them to second guess if they were to trash it.

To all parties, we have agreed to a sales price of $800,002.19, but would it be okay if I were to lower my buyer agent commission by $2.19 to make it an even $800,000? 

You and a LLC you own are disqualified parties to your IRA.  

Now, if you were a block or 2 into jersey city which has legalized them and is charging an occupancy tax then that would be a good move.

How long does it take to take legal steps against this seller?

Can I transform this property into a 2-3 unit multifamily, legally speaking?

In the states where I am licensed, it is perfectly legal to have this ability, but a variable rate commission must be agreed to in the listing agreement, and must be disclosed in the MLS. 

Hey BP,As a Canadian if I were to buy a property in the USA am I legally allowed to repair/work on it myself?

Is this even legal for them to do (we've been told it sounds sketchy and that they are trying to "double dip") and what is the best way to address this?

When it comes to legal matters and tenant rights, do not seek advice from anyone other than an attorney.