@Scott Trench - I would say that part of my thought on why SFR's would be easier to sell is in large part due to my own ignorance of the commercial real estate space.

."-- and a related corollary --"If your 'success' depends on the ignorance of others -- you not only don't deserve to succeed, you deserve to fail and go down in flames."

It's much more difficult for them to ignore you if you're standing right there (but some may try).  

Let's also ignore the $10-$20k for now because you are living in the house as-is.

I was very ignorant when it came to financing properties.  

Excuse my ignorance here, but isn't that what I pay you for?

I am thinking about going in at 50% offer and hoping that they will accept but if they cant I hope they counter and just don't ignore my offer completely.Further, the area this is in is literally a block away from a very nice neighborhood that showed some good signs ( kids playing outside, nicely kept yards, no abandoned properties, no police activity and respectable rents), but this unit kind of sits in a pocket of "potential" to put it nicely. 

Send this to the attorney and ask why he believes it's a commercial deal and how the zoning will be changed to reflect that, or otherwise use the full length form as you've requested per state law.His LLC comment is completely ignorant and should be ignored.If you end up proceeding without a full Seller's disclosure then if you find something that should have been disclosed via disclosure that was not you can sue the Seller and get reimbursed via the legal process if they were required to provide it.

Emmanuel, I would if that's an absolutely necessary step (that statement shows my ignorance with financing as I previously mentioned). 

If you think training is costly, consider how much more ignorance will cost you.You can find a lot of people that promote themselves on this site.