But this likely will trigger the due on sale clause (not sure what VA loan docs say, but would bet that this would trigger it).

Not-so-common problems include a rusted out water supply line (requires digging up the yard), burst pipes ($1000 tops) or various leaks in stacks and drains (allocate $300 for buttoning these up.)

As @Brian Gibbons mentioned, you are only as good as your docs...I've spent well in excess of $20k on mine, and I'm still always tweaking this or that.As he stated, I'd go to the REIA and find the attorney they recommend.$1200 isn't much, but I'd find out how many LO's the attorney has worked with and if understands you will be ASSIGNING the contract.

Transfer tax is 1.5% making that $1410 plus doc prop $200 and any other fees.

He/she will answer all of those questions that you have listed out above, guide you through the transaction, likely save you some money along the way, help you to cover your butt, will coordinate the closing with you and your attorney, will review the closing docs for you to make sure that they are correct and to make sure that you are not being over-charged - and they will do all of this FOR NO COST TO YOU.

-JustinInfo obtained from Cook County Recorded of Deedsccrecorder.orgRecorded 12/17/2015 with Doc No 1535150037 seller ELITE INVEST LLC SERIES 1045 and buyer LUU SARAHRecorded 5/9/2016 with Doc No 1614022023 seller ELITE INV LLC SERIES 1142 and buyer LUU SARAH

The hot water heater was in the pantry/closet and it had leaked so we moved it and also had to remove the tile floor underneath.

Unless its a leak in the wall or under the floor, there won't be much he can do to immediately solve the problem.

Yes, the contractor should be fine with it but they may ask that you get insurance docs and licenses from the other subs.

@Michael Gee I understand a 16 page document is quite lengthy and you may not be able to omit every paragraph that doesn't apply(2 out of 5 sentences may apply) but if you can make it a 12 page doc by excluding those paragraphs that are absolutely inapplicable that may help.