You can pay a lawyer for an hour of time to advise you (Which is the best recommendation) however when all is said and done, odds are you are going to be in the hole.Just my 2 cents and hope you guys find an acceptable resolution.

However good point.. if one suspects that then you need to have them be represented by a lawyer preferably that takes all your responsibilities out of the transaction.I had one that was not so much hoarder but  disabled people and children crowded into a home that was a horrible situation..

Paid my lawyer $900 to get it back and re-sold it.

Even if that just means engaging a lawyer that YOU (as the borrower) will pay for--which is, uh,.....NOT hard!

The increase in earnest money after lender work-orders is strange... it sounds like you've got some good perspective on the experience, and plumbers are generally cheaper than lawyers.

Once I go to a title company, do I get a lawyer after that?

Lawyer up.

my view of CA law (I am not a lawyer) is that you cannot restrict occupancy on a unit to less than 2*(number of bedrooms) + 1.

I need 20% down for each of these properties plus $ for lawyer fees and hidden say an extra 5000 for that.

Earth moving and a possible retaining wall may be necessary.Some questions I have: Should I be working with a lawyer on this project?