There is some type of advantage anyway for using a Sub S over a regular LLC is my recollection. 

We're rehabbing a trashed SFR.  It needs everything, but we're starting with: roof, HVAC and windows.  Does anyone have experience with the PACE program?  I don't know much about it yet, but what I understand is that ...

There's a crack in the foundation that has a small leak that doesn't appear structural and there are a few broken windows and no appliances as well.My agent has made the issues with the house obvious as a part of our offer paperwork but with a short sale I'm sure the bank doesn't consider all the problems with the house like a regular homeowner sale would.

The best way when you have a clean llc and you are preparing it to hold assets is to have a "Friendly lein" on it, So what you do is you create 2 llc's One that funds the other and the one being funded buys the property.

The Commission exempt intermediaries that are actively involved in the discussions, negotiations and structuring, as well as the solicitation of prospective investors, for private financings on a regular basis from broker registration at the federal level, conditioned upon registration as a broker under State law. 3.

I don't know if the cleaning deposit is considered "security deposit).

I've turned one over as fast as 3 days when the only work to be done was a good cleaning.  

The way I look at this is that the demolition has already been done and I have a clean slate to renovate and resell.

Your conservative approach should serve you very well, so long as you are REGULARLY putting in conservative Offers on MANY properties, rather than being tempted to be less conservative on one particular property by trying to second-guess the Seller and coming up with excuses to increase your own Risk. 

One thing to consider, if you're going the rehab route for the first time, is how it will work with your regular job schedule.