I have it contracted at 285. property is 3/1, with a unpermitted toilet in basement.

This also leads owners to ASSUME simpler is better when it comes to management contracts.

If a newbie doesn't know how to do basic due diligence on an investment, they also don't know how to do due diligence on a coach or how to evaluate a coaching contract to understand exactly what the student will receive for their money.

Actually the IRS does not tell us what we can invest in, only what is disallowed (life insurance contracts and collectibles).Allowable investments for SDIRA investing include the following:Residential real estate, including: apartments, single family homes, and duplexesCommercial real estate Undeveloped or raw landREITs (Real Estate Investment Trusts)Real estate notes (mortgages and deeds of trusts)Promissory notes Private limited partnerships, limited liability companies, and C corporationsTax lien certificatesOil and gas investmentsPrivate stock offerings, private placementsJudgments/structured settlementsGold bullion Factoring investments

Legal entities are set up for this purpose.  

In 2021 and early 2022 most properties in my market were going under contract within 4-5 days, with offers 20k-30k over asking.

Wow police that's outrageous. what we do in Orygun is flaggers are all women owned business's and that's how the contractors are able to maneuver city state contracts that require a certain amount of minority owned business. 

In the future, and this goes for all househackers renting a room in your own home, you can choose to use more discretion when picking "tenants" because they're legally seen as roommates FYI.

MY QUESTION: 1.WHAT SELL PRICE SHOULD BE INDICATED ON PURCHASE CONTRACT?

An LLC is useful for two things: anonymity and legal protection.