What am I legally allowed to do?

The permits to add a bathroom include how an additional bathroom affects the current sewer system/ line.

Do you NEED an agent, as in "Do I legally need an agent to make an offer?"  

[Not legal advice - but you should get some].

We are fortunate that our city has guidelines for this, and we were able to just buy the permit and do the work ourselves.We list this house in 2 weeks for 129.9k.

Typical upfront fees would consist of Appraisal or BPO fee (3rd party charge) and maybe a document  deposit, after final approval is issued, to ensure that in the event of a last minute cancellation by borrower, legal fees are paid. 

They didn't have permits or codes enforced when my current home was built, still not burned down. 

Numbers wise, I'd need a $75/sq.ft. builder on an improved (all site work, including septic and water taps provided) and permitted lot I would provide and my target would be $120/sq.ft. retail.

Just a comment on CMBS:Unless you're going with a conduit who has a capped cost program, a CMBS deal can run up some pretty hefty due diligence costs - $30k-50k deposit due with a signed term sheet (majority is anticipated legal fees).

The industry is so ripe for discussion with all of its: negative stigma, tenants/toilets/trash, fee-drivenness, landlord friendly, investor driven, technologically evolving and legislatively active...environment.There's the historic landlord and agent PM legal agency relationship with a traditional scope of service, duties/responsibilities between LL&T, evolving retail/consumer trends/expectations, etc.