Prepayment penalties- usually 1-5 year terms.

I am now approaching 115+ days since assignment on my first 3 deals and because I am in NYS, my attorney tells me that I cannot even speak to buyer’s or seller’s attorneys due to “breach of contract”.I lost my first deal in fact because we were hindering on 130 days since assignment (should have been long closed) and the city decided to demo before we closed and were able to takeover in court.

What advice would you give to an investor starting out in terms of location?

As long as you are living there, it shouldn't matter. 

BTW, I have created several MMLLCs, some with people I initially never met face to face, and at the core are general terms and, legally, the Operating Agreement.

Make up your own terms. 

Legit lender.. whether they have the terms your looking for or will do your deal is up to them.

If it's been a long-term tenant, we plan to have them repaint. 

It usually takes too long for repairmen to come out under those plans. 

Long story short , didn’t do my due diligence .