Enforce Rules and Leases: By enforcing reasonable rules and regulations your community will be regarded as a safe and comfortable environment.

Read the forum rules that you agreed to follow when you signed up for the site, please.As Jon suggested, why don't you tell us about this system of yours.

You would be doing Residential financing, so the rules are somewhat different.Most banks will require PMI (Private Mortgate Insurance) unless you have an equity position of 20% or more, that means 80% CLTV (Combined Loan to Value) or less.

If so, apply the 70% rule of thumb.

Is there a general rule of thumb for estimating closing costs for commercial properties, ie % of purchase price?

In English, this means that if you transfer title to your LLC and the bank accepts nine payments (or any number other than 1) from your LLC before attempting to enforce the due on sale clause, you can argue to the judge under the rule of precedence, that the bank had full knowledge of the transfer AND accepted payments with such knowledge and therefore their motions to enforce the due on sale clause should be dismissed.

The rents are (usually) substantially below market; there is deferred maintenance in the units; and the tenants have a Long Term bad habit of not following the terms of the rental agreement or LL/Tenant laws.By shaking things up immediately, they are put on notice to shape up or look elsewhere, and the sooner you get qualified tenants willing to follow the rules, the better.To be clear, I would NOT make such an offer to a tenant I put in, or at any time other than very soon after closing on a new rental.

As for the contract I can help you out with that also...Basically you would need Bid sheetPurchase and Sales contractSigns around the propertyNews paper adsOnline adsauction rules

Can I become the exception to the rule?

Also ask your broker about recent Freddie Mac rule changes that disallow financing for a property that's been in an LLC.