I am $65 dollars a sq ft in Salisbury NC for a 52 unit town home duplex style , our 98 unit town homes ( basically apartment all rentals Charlotte NC ) we will be at $71 dollars a Sqft all in with land.

I typically do not ask a client to sign one until we are writing and offer on the property...and only then because it is required that I have one.

First title company I stopped in which resulted after a few more referrals to having someone who will write the loans.  

In addition, as to the cost of construction, it varies widely, depending on the style of the building, materials being used, finishes, etc. 

Currently I'm thinking about offering both debt and equity styles of investments, so I would like to find out the legal documents and procedures in setting up such structure.

My approach is usually once we agree on a price I will write the contract then and there so they don't rethink the price, so always have the contracts with you or in your car.

Check out reiclub.com, the guy also writes for BP.

A writer writes.

Existing company does not do small property packages any longer and will not write a new policy.

If the buyers feel like they should get more money, they can do one of three things:1) re-negotiate with you to amend your original contract2) walk away from the closing table and refuse to sign (basically bringing the deal to a halt)3) suck it up and sign.I can't imagine a closing attorney would hold money back for any reason, unless he had it in writing and signatures from both parties that money was to be held back... that seems beyond me.