Originally posted by @Randy E.

The E & O would cover you monetarily, but not with the state licensing board.

Originally posted by @Randy E.

the investor wants to know who will e doing everything right down to who is  mowing the lawn.????

Originally posted by @Randy E.

 :)By the way, please don't confuse "just make it happen" with "buy any deal regardless of the fundamentals".

After vetting them with multiple e-mail questions, when I finally show the dwelling, I seek out and avoid the folks that want to change a bunch of things right off the bat and/or over-react to small things.  

without the LLC, your liability is limited to the business, i. e., if you are sued for any reason, they cannot come after your personal assets. and lets face it, people are sue happy these days. protect yourself and what you have. second, always borrow money to move ahead in this business. using other peoples money risks none of your money and gives you stronger motivation to work thru the problems you will ultimately encounter. the trouble for you is that the business card will come only wen you can show 2 years worth of tax records on that business. if you form the LLC now, you won't have that 2 years of tax returns to show for.......... two years. you may have to get a card based on your personal information. if you need to, start slow and low, but get started. you will be amazed at what you can do with the little you can start with. good luck

Unfortunately, they don't have enough equity and don't think they can take less than 85k.One day this week, I'm going to e-mail her a reminder of my offer and also of the fact that over the course of the next 2.5 years, she'll be paying at least another $14,000 in interest, taxes, and insurance before the loan comes due.I could probably up my offer a little bit, but not to 85k.  

They're at 601 E.