Until that happens this would be a bad idea, not to mention transaction fees are absurd

Property: SFH, been rented out for last 7 years (used to be my primary residence). purchased: 400k, plan on selling for $800k, 20% down at purchase time + 100k rehab done.Question #1: If I sell for $800k ,minus closing costs/real estate fees, does my 1031 property I find have to be of equal or more value?

It establishes a set cost to the buyer for representing them, the same way a listing broker sets their fee with sellers.

@Jill Davis the best method to compare fees is by receiving "Loan Estimates" from the lenders you are choosing between. 

I am purchased a house flipping spreadsheet to estimate my repair cost, holding expenses and selling fees. 

Each time you create a new LLC you will need to file documents with the state which have filing fees and will need new operating agreements and related documents. 

For example, if you are living there you wouldn't pay management fees unless you travel for work more than 50% of the time. 

So if you show up to the closing table and the seller finds out you are not the buyer, instead you're making a fee, it may not go well. 

I'm just trying to think through the best way to collect this "nonrefundable fee" in the safest way possible.

Title - ALTA 8.1 Endorsement $25 --> What is this fee for?