And if you do use an attorney, make sure he drafts a custom PSA, as a competent RE attorney will have an effective template to start with.

So yeah, if any, between now and then, and if you are looking for a great cash deal, you may want to wait until 3 NOV and then compete. 

I usually go with the 3 strike rule; 3 different red flags and I'm out.Unless this is a home-run type deal, I'd go back to scouting out a new player, er deal.

I don't know how attached you are to this property, but this will most certainly become a huge head ache for you, especially if the seller isn't cooperative, and the main players involved in the original transaction in the 50s have either died or no longer exist.

Also, many lenders who offer the 80/100 structure (#1) can offer higher LTPs, which can allow them to compete with lenders like #2 for properties being purchased under market value.  

A competent investor can make any of those work, just gotta know what you're looking at. 

With the management company it’s a 10 yr commitment with a non-compete for two years should you decide to get out.

Fortunately I don't think home warranty companies are as sophisticated as they would like to think, and I definitely don't think most buyers of home warranties are as smart as black jack players.

Most investors don't factor in the professional fees for competent advice when they do their ROI or IRR calc and this is a tremendous mistake.

Please consult a competent, through tax advisor on the matter, who can not only show you the quantitative and qualitative factors, but also explain an S Corp's interplay with the 20% QBI deduction.