Of course, if I can eliminate complexity without creating potential problems, that is appealing too.I've pieced a some additional input that I have received today and thought about:1.)

It is now the 18th of April and I still have not received the second half.

Plus you actually sign a document. 

Yes it costs money but it will memorialize in a legal document what everyone gets at the end of the day.

Your offer to purchase should include a requirement that the seller provide all documentation and agree to sign an estoppel certificate (also called estoppel form or agreement).

I received a few ballparks of 7-10k. 

There are a few California statutes that require one party to pay certain fees, such as the seller paying for some HOA documents.  

For those interested, I am using the Small Company Offering Registration ("SCOR") form U-7 as the main disclosure document, rather than the S-1 or federal crowdfunding document series that companies use as the basis of a 'prospectus' for federal (SEC) filing.

In NB an owner occupant of a residential property receives a rebate of the provincial portion of the property tax (Presently: 1.1233/1000).  

I just received my real estate license and I am looking for a good firm to join.