I don't see a reason why I would ever put my personal residence in an LLC. 

Personally, LLC or trust owned?

She hosts a series titled “ Women A Seat at The Table" which explores women's relationships in business as well as personal finances.

Personal funds.

Not taking a loan from your personal 401k, but loaning funds to someone (or being the person that received said funds from someone else).

You are asking for more management fees (or more personal landlording) by adding another.

Have it done by a licensed GC and if a buyer gives you problems because you don't have permits, you probably don't want to sell to that person anyways.

I have scanned through about 1/4 of the sales in our county for the last 3 years, arranged by seller name, looking for a person or company who has made multiple sales, but so far, the couple flippers I have found doing that haven't responded to me.

The location of the lender doesn't necessarily impact your chances of getting a mortgage or the efficiency of the process however, local lenders have a better understanding of the local real estate market and regulations as they are more familiar with appraisers and other closing professionals in the area which can expedite the process and you will get a more personal touch and easier communication.

Your closing costs look reasonable to me based on my personal experience (I'm not an expert though).