My counter argument would be that many people have limited capital to invest with so if they decide to deploy capital, they want to ensure that it will be as much of a "homerun" as possible. 

At worst it unfairly targets communities of color, uses insensitive language and will ensure that, if followed, you are cut off from many of the areas that currently represent some of the best investment opportunities in the city.

However, you're going to want to have a title company or lawyer involved to ensure the title is transferred and recorded properly.  

I typically do always ask for closing costs but want to ensure I put in an attractive offer.  

The only point where you may want to bring in an attorney on a HML is to go over with YOU all the language in the loan docs and deed of trust to make sure all is acceptable.Perhaps you can call this HML back and let him know that you fired the attorney and apologize for not ensuring he or she was experienced in these types of transactions.

I have taken quite a few courses to ensure that I understand the business and have determined that there's a lot of data required and it comes from many disparate sources which is very much like the jobs I undertook with the oil companies and banks.

After consulting with attorneys to ensure my property manager and I were not violating laws pursuant to their leases with the previous owner, we raised rents to market.

However, even at your net worth now, you will likely have to continue working well past the age I would like to retire in order to ensure you can draw off those investments long enough.  

I cannot recall which podcast it was, but I believe one of the guests said they self-evaluated themselves with an integrity check to ensure they kept doing what was necessary for their day job.

@Paul Stephan legally, the seller must disclose any known defects… That transfers to the listing agent if the agent is aware of the defects they would put their license at risk by not ensuring that the seller discloses defects  in the sellers disclosure notice ....