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 ....  

I think that a 10K hit in Long term gains tax is worth it to ensure I move this property at the right time. 

I would advise ensuring that he/she has adequate cash reserves going into the investment in preparation for any rehab or unexpected expenses.

@Sandy UhlmannYes, the IRA can purchase a home, have it repaired, and resell the home at a profit.Do check with your IRA provider (and tax advisor) next week and ensure that you get a good explanation of the rules and exposure to UBTI taxation that such an activity can create.You or a disqualified party to the IRA may not do any work on the property.Flipping is a dealer activity viewed as a trade or business.