You requested a statement from the HOA and paid it in full at closing and have documentation that you are "paid in full" as of that date.

How much should our company offer him if we did a cash for keys deal?

There are numerous state and federal laws related to buying and selling mortgage notes as well as originating mortgages/contract for deeds etc.You have Dodd Frank as well as numerous other consumer protection laws that you have to deal with. 

Due to the closing deadline/home condition, I am looking to use a private lender for the purchase instead of conventional from the start.

When you refinance you can simply use a DSCR loan for example to close in an LLC.

It is located very closely to a Pond (+/_ 10-15' from edge of water to house); so it is very close. 

What made you interested in investing in this type of deal?

All utilities will be billed to the tenants.Using the BP calculator to underwrite this deal I'm showing NOI $32,274, Monthly cash flow $698/month, and CoC ROI 30.99%file:///C:/Users/Provider%20QCK%20Richmon/Downloads/9284%20Peachtree%20St%20(1).pdfPlease pick this analysis apart and tell me what I'm not thinking about .........

What market is the deal in?

You also have to close twice on flips… once to buy it, and then to sell it… so closing costs should not be ignored.