Always pad your expenses with a contingency, and especially pad it for inexperience.  

File for possession.

Whatever thickness you get, try to get it with padding so you dont have that extra cost in material and labor

File a Small Claims Court Complaint - don't evict due to the moratorium - but do sue. 

More than likely, he just needs to document the gift in his tax filing, and as long his total gifts are under the threshold, he'll pay no taxes on it (nor will you - until you sell it).Another option to explore besides gifting: you and he could set up a seller financed deal, where you pay him a small amount each month/year, which would keep his taxable income lower than if he accepted a lump sum payment.Double-check the above w/a CPA.

Once the contract has closed and you are all done, I would consider filing an ethics complaint with the State to put this agent on notice that they can't behave like that.

And, you won't really know if you messed up your corporate veil until somebody files a lawsuit against you.That's my layman's understanding of the situation.

So just just do whatever your State/municipality requires to register a sole proprietor, file for the EIN, then you should be able to get your solo 401k.Make any sense?

There was a section on BP for sharing PDF files and spreadsheets.

First off, @Nathan G. is right on, second HOA liens "usually" have priority over most other forms of creditors, so I suspect you will want to file one.