A 506(b) still requires legal documentation prepared by a securities attorney.

Syndication documents can run $2500-$15000, (if custom more on the higher end of that spectrum).Read up on the Howey Test, if the transaction meets the below, it's a security. 

They usually prepare the due diligence lust if items needed from the seller

I also have not had an air test performed, and not sure if any spores from the mold growth will cause health issues down the road for my tenants.

Be prepared to compete for them.

I didn't need the money necessarily but I wanted to test out the private funding option plus it freed up some cash for my next purchase. 

Should I have a letter of intent prepared?

Is there any standard practice to break TCC something like      Site preparation and other works 4-6%,            Service works 14-19%,        Finishing works 20-25%,       Civil works 50-55%,            Consultation charges 3-5% of Total Construction Cost estimations?

This should allow you to test this or to make sure it works.

The deed lists the owners as the same names and percentage.I would not expect that the seller adds the whole seller to the deed, but the buyer would add the whole seller, then immediately after closing pay the whole seller and file the quit claim deed, which would be prepared and ready to go at closing.