I am purchased a house flipping spreadsheet to estimate my repair cost, holding expenses and selling fees. 

Each time you create a new LLC you will need to file documents with the state which have filing fees and will need new operating agreements and related documents. 

For example, if you are living there you wouldn't pay management fees unless you travel for work more than 50% of the time. 

So if you show up to the closing table and the seller finds out you are not the buyer, instead you're making a fee, it may not go well. 

I'm just trying to think through the best way to collect this "nonrefundable fee" in the safest way possible.

Title - ALTA 8.1 Endorsement $25 --> What is this fee for?

My friend just contact the sponsoring broker who proceeded to say she was requiring a $1000 sign on fee to cover many things, I'm aware of MLS fees but is this normals practice?

Mike, is there a way to structure a deal, so the $1500 attorney fees, $400 title report, $800 escrow, 3 months mortgage payments, utilities, and any other cost not mentioned other than the equity cost you mentioned in your previous post can be paid out of the seller's equity at closing?

@Anthony Dray Not having a broker or real estate license will not hinder you at all, and there are no legal restrictions to you contracting a property and assigning your interest in the property for an assignment fee.

Paying down the principal just to refinance and pay fees doesn't make sense.