What we do when we sell is give property manager 6 months of PM fee for current occupancy.

I've included that placement fee in the management line item.

Apparently I will not be exposed to penalties or fees since I was not the one who made the conversion back then.

I actually just bought my first home last year in Montgomery County, Maryland (a condo with a low condo fee using an FHA loan, not a super great deal but very reasonable).

I bought my first home last year in December, mostly to get out of renting (it was a condo in Montgomery County, Maryland with a low condo fee, not a super great deal but very reasonable).

Take that, subtract whatever fee you are looking to get & there is your contract price.

Add some attorneys fees for preparing the deed, etc. as well.Your lender will likely NOT require a survey... but if you choose NOT to have a survey undertaken, the survey exception will remain in your owners policy.

Two closings, plus all the fees and interest. 

Don't skimp on legal fees because a commercial lease is a very different animal from residential leases.Good luck!

I use Quickbooks and personalized the standard QB invoice to read "Rent Due" and added our late fee policy to the bottom of the invoice.