It's awesome that you're almost fully rented until August but bear in mind that this normally is never the case (unless you do less profitable long term rentals).

In addition, the other houses on the block (same architectural style) don't have garages either, which leads me to believe that it was never a garage.Does that mean that someone added an extra non-load bearing wall inside the house to divide the living room & create an extra room?

I also made the stupid mistake of not putting the security deposit into an interest bearing account or notifying the tenants where that money was being held.. 

What responsibility does the lender bear for not getting the refinance closed?

Hi Nicholas,On a new home in a subdivision (already built or to be built),Whatever the market will bear!

Depending on your state, the savings account for the security deposit may need to be non-interest bearing.

Just to clarify, there will not be entitlement nor LADWP, this is a tenant improvement interior project where the permit is approved (We just need supplemental for non-bearing wall layout change) and we're decreasing occupancy.

The preparer of the certificate is responsible only for negligence or other breach of duty in the preparation of the certificate.Several bar associations have specifically found these certificates of title, unless issued by a local attorney, to constitute an unauthorized practice of law under the rationale that the certificate contains or expresses a legal opinion as to the manner in which title is vested.No certificate of title bearing the name of the Company shall be issued.I'd read the provisions of the Certificate and be sure I understand them and then be sure of the financial stability of whoever or whatever is liable for any loss before I would accept it. 

But overall, outside a few Sun Belt geographies like Miami and Las Vegas, the office market looks to be a bear market for some time to come.Here are several graphs illustrating the current national commercial office market in The United States of America: Here is the full USA office market report for you to review: https://d2saw6je89goi1.cloudfront.net/uploads/digital_asset/file/1170834/United_States-Office-National-2023-10-02_compressed.pdf Data includes: Sale price per unit distribution, cap rate distribution, cumulative sales volume by year, months to sale, recent significant sales, vacancy rates, market rent per square foot, construction deliveries/demolitions, economy, job growth. population growth, and Los Angeles county sub-market activity.

I'd have the seller pay to remove them and have a qualified company test the soil to check for leakage.