You have $15k to throw in the pot along with whatever commission you might earn on acquisition.

Personal funds.

You are asking for more management fees (or more personal landlording) by adding another.

Have it done by a licensed GC and if a buyer gives you problems because you don't have permits, you probably don't want to sell to that person anyways.

The location of the lender doesn't necessarily impact your chances of getting a mortgage or the efficiency of the process however, local lenders have a better understanding of the local real estate market and regulations as they are more familiar with appraisers and other closing professionals in the area which can expedite the process and you will get a more personal touch and easier communication.

Currently, I've been outsourcing this task, but due to some recent success with helping people close on houses, I want to reinvest my earnings in a company or individual who can handle this for me.Specifically, I'm looking for a small business that could benefit from some financial backing to expand their operations.

Your closing costs look reasonable to me based on my personal experience (I'm not an expert though). 

And yes I do have a commercial and a personal umbrella. 

Investing is very personal as it really depends on your skills, resources and challenges you want to take on.

It would also be nice to earn a little interest on the cash in there so I want to open a 2nd bank account under my LLC, but several banks have turned me down.