@Stephen Barnabei I totally agree.

If not I totally get it!

Investors are still a small percentage of total transactions. 

To do a buy - to - let here in the u.k it requires a 20% deposit which is a lot and requires around £3k of fees in total per property.To give you an idea of numbers I’m buying the property at about10-15k BMV and with a little work inside I know there is 20k of equity in the house .

Flipping is worth it if you can find the right deal (obviously).

I agree with the accountants who said distributing and contributing is totally fine. 

I am interested in a Tri-plex with all three units currently rented at about $1600 per month total( A little over $500 per unit, per month).

My question is about estimating total settlement costs as the buyer. 

Obviously you did not read my entire post or you would have seen the part about me trying multiple times to get it sprayed before baby came home. 

If you know the market well enough, then lack of disclosure is not totally a reason to abandon discussions though you should have some warning flags up.