I recommend going lump sum and like others have stated here getting an ins certificate with your company as additional insured. 

- I would be willing to take training for some sort of certification but the cost would have to be under $1k.- Standard note / trust doc.

As soon as you've completed your education and have all the certificates, apply to the state.  

However, I have been considering getting CCIM certification.  

I am looking at tax liens first and more so the OTC certificates until I can grow.This will allow me to purchase certs. without bidding.

Could be a "lien", could be a "certificate", could be a "notice" or "declaration".

Now, the town requires a variance to grant the Certificate of Occupancy, which may not be forthcoming.

@Evan Kelleher prior to closing you should have the tenants sign an estoppel certificate which will state how much their rent is, if they are behind on their rent, when they moved in, if they have any outstanding maintenance/repair issues that the landlord knows about and hasn't addressed, if they paid a security deposit or last month's rent. 

I currently have established an LLC and have my certificate of organization. 

You have a right to ask for evidence and it needs to be more than an online certificate.