My name is Edgardo and I am a junior at The University of Texas at San Antonio where I am majoring in business administration management and a full time employee at a law firm.

I am in the process of preparing to move to the Seattle area next summer and as part of those preparations I am planning to sit for the Washington Managing Broker Reciprocity Exam next month. 

And, as we all should know, it's also why we set aside some rent for vacancy and capex, etc.

Isn't that the purpose of earnest money and a deadline for applying for then securing financing? 

You will have to hire a securities attorney to work with and guide you through the legal structure as well as the legalities of the capital raise.Bottom line, it's totally possible to raise the funds, but you need to have the right structure in place and a track record to support it.

I suspect you would have trouble proving anything and a lawsuit would be more time and money than just installing a drain from the wet side into the sump well.

Our PM arm charges 9% and a leasing fee of one month's rent (our average length of stay is 38 months, so you'd pay this about once every three years or so).

Also the value of the land exceeds the value of the house ie. 32acre parcel  and a small 3/2 house

A true cost segregation study requires a qualified construction engineer or architect to perform a site survey, deconstruct the property on paper and reclassify every asset (there are hundreds often thousands of individual assets in a building, even a small rental) which would take 30-40 hours on a small rental and a few hundred hours on most multifamily or commercial properties. 

If you can't handle stepping in to a grocery store or attending Sunday church service without a dog in your pack, you may need to be medicated and under constant supervision.I'm prior military and a combat veteran.