Home buyers, now steeped in several years of rising prices and low inventory, became more selective in their purchase choices as housing affordability achieved a ten-year low. 

Tenant Improvement Allowance (TIA) which can be $10-$30/foot upon signing a lease, brokers fees another 6%, a failed business goes bankrupt and leaves you vacant and after 6 months you find a tenant but guess what, there's more TIA and more brokers fees.I kind of see commercial properties as a giant furnace of money.

He would sign a lease just like everyone else. 

And what type of agreement, documentations, contracts, etc. should my friend and I be signing.

Seller owns property free and clear and you guys sign a purchase agreement for 100KYou put down 10% which is 10K to the seller(skin in the game)Your hard money lender put in 90K, which is the rest of the money due to seller, to get to that 100K owed.Then Escrow closes and your seller has the 100K owed to him and then you pay the lender who put in 90K monthly interest only payments till you resell/refinance the property paying off the 90K owed to him.

Mutually executed contract on the 8th + 10 days means the 18th is the last day of the inspection period.If the contract was signed 10 minutes before midnight on the 8th, and the inspection period was one day, would it end 10 minutes later? 

This was a probate property that took 40 days to get all of the signed documents back on.

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Let's say I want to put a sign in front of each of my rehabs.