@Jeff Riber just because it wouldn't let tag him on my phone yesterday.  

If you want a local QI you can talk to a locally owned title company. 

the auctions are held in the parking lot of a title company quite organized actually.. also keep in mind Like Oregon HML must be state licensed in NV.. 

There is probably a clause titled "Defaults and Remedies" In my area contracts typically say if the buyer defaults the seller's sole recourse is to keep the EMD as liquidated damages. 

The Mortage, insurance and titles are in our names and not our LLC. 

Do you also have any tips on what to ask title companies or real estate lawyers?

The property owner shall provide evidence that adequate parkland, fire service, sewer, streets, and water are available for the accessory dwelling unit based on standards and thresholds established in the following:a. 30% of Park Land Dedications and In-Lieu Fees as computed per Chapter 18.64 of Title 18 of the Buena Park City Code.b.

Also consider how you will title the LLC interest (individually, as tenants by the entireties, JTWRS, etc).

What are average HELoC rates (Im in NY but curious of rates to expect)He would be silent for the most part, covering the funding - my down payment I would hold the title of the property and be the primary decision makerThank you in advance for any advice as to how to structure this type of fundingLet me know if I should just use a bank mortgage instead

No consumption no pay..they don't want to disconnect now unless the property change its title - yes, there is cost even if you don't use anything - connection costs.Gas will be $30/mo, water $9/mo, sewer $12.....if you're doing nothing - these bills still cost you