Any suggestions on when is the best time to set up a LLC, is it too late to get it after an offer is accepted? 

For example, your credit card could have a line of credit up to $25,000 but you don't pay anything as long as your balance is $0.

Currently have a 24 year tenant, who has agreed to a new 3 year extension, where they take care of all utilitites, lawn service, snow removal and minor maintenance up to $400. 

Not everyone wants that or is willing to put up with that.

And even though I would have a lot of cash tied up, I would always have the option to cash out refi. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

I'm an investor agent based out of Longmont and work from the Greater Denver Metro and up to Longmont (Northern Colorado).

Or as my wife likes to call it: "man-sitting"Contractors unwilling to execute on what you hired them for (I.e. current flip, cabinet installers were supposed to put up fill and crown.  

If they cannot guarantee and lock that rate in signed and in writing you have nothing but a promise which is worthless.NEVER pay upfront fees especially for a promise.Almost 100% of the time it is a scam.

This means that you can give more to the charity without it costing you more out of pocket.In addition, you can take a charitable deduction for the full market value of the securities on the date of the donation.