The specifics don't matter, just always be cross marketing and offer incentives.

You also have some new development happening in the area.The first property and second property are just 7 blocks apart, north south along the same cross streets.

We put disclosure verbiage that we are a licensed agent, and are acting as a principal for profit, and not as an agent on this transaction.

I think unless you're doing multiple transactions a year, it doesn't make much sense.

They are taught to leverage, leverage leverage......and don't understand the risk.In my opinion, you are very close to being able to leverage safely with less risk.One thing you can do (keep your partner out of this transaction) is take the three deeds you have, find a local bank willing to work with you and leverage the deeds into a line of credit.Chances are it will be interest only loan, but you will have cash available when needed to purchase additional properties or for emergencies.

Its traditionally easier if you end up with a lead on a wholesale type property to instead simply represent the buyer you bring to the transaction. 

Most title companies now a days wont do double close unless you bring in your own cash on the front end.. which means you need cash or you need a transactional lender which there are many..

They finished my taxes just about a week go.Right now I'm on Xero for $11/month and the only real work is about 5 minutes a month for transactions the software doesn't know how to categorize

Also, they should give you a heavy discount if you are still moving ahead with the transaction 

We are likely to hire a real estate attorney to ensure that our interests are covered as thoroughly as possible so my concerns are limited to negotiating based on a single realtor in the transaction.