I realize I'll need to look at zoning, put together a site plan, etc. to know exactly what's possible in terms of how many units can fit on the site.

As an example I have spoken to many and have volunteered to share lessons learned from notes, private lending, or any other type of real estate and first questions are “what will you pay for referral fee” or it costs X to speakWhen I tell them I am not selling anything - they don’t care.

Those investors who want the LLC but won't pay for it (ie move Title back and forth and get commrecial fiancing) APPEAR to be messing with their corporate veil anyway.Its up to you, but you should do it correctly.Oh, other issues with moving TItle back and forth include invalidating your Title Insurance policy and decreasing the validity of the Chain of Title by using quit claim deeds.The protective benefits of the LLC are commonly touted. 

At this point I just need the repairs done.Of course they can foreclosure without clearing the first mortgage because the auction will pay the mortgage and whatever is left is dead money as the lien is done with at that point even if the amount from the auction isn't enough to pay off the mortgage.

This experience reinforced the need for meticulous planning and adaptability in renovation projects to ensure profitability, even when facing unforeseen challenges.

My plan is to house hack the first year and then rinse and repeat.

I did withdraw from my 401k for this first property downpayment as I do not pay penalties on withdrawals and will definitely kick me into the next tax bracket for this year for overall income. 

It has a free plan, although I opted to go for the long dollar and spend $7 a month so I can make use of its automated workflows :)Do a quick search and check it out; perhaps it'll serve your needs.

It will make or break you.One more thing, If you are truly serious, you need to get an investing plan in place! 

Can I sue them or report the agent to the ethics board and have them pay the total fees incurred due to their insincerity?