What you are proposing doesn't work - while you might consider these different businesses, the controlled groups rules would definitely not.The annual employee deferral has the same combined maximum across all 401(k) plans. 

In short, you need an attorney if you're totally lost.You enter the proposed and final sales terms in the minutes and note the buyer.You need a financial statement and attest to it's accuracy (not required to be done by a CPA) just a representation.You need a statement stating that there are no other liability or contingent liabilities.You need a sale agreement, that shows the agreed purchase price, terms, representations and any guarantees made by the seller.The sale agreement needs to list all assets held, description and valuations.

Not sure if it will work on your proposed asset class. 

@Anthony PorembskiIn 16 years in business, I have never had someone tell me they won’t give me a deposit when I asked for one on a proposal or contract.

Item 1 of my initial post proposes that you seek to do a JV with the property owner.

I appreciate the way you explained things because it helps me see that "first contact" is more like a first date than a marriage proposal. 

Check out the new program the federal government proposed for first time buyers in the spring.It will be tough to find a place in Toronto due to the price of houses. 

I know the cities have been concerned with parking as well which is greatly impacted by situations such as what you are proposing. 

I have instead suggested a lease start date of 10/21 to align with the proposed move-in date, and even a $0 pro-rate for that period of time.

That will depend on the language in the wholesaler's offer to the owner - if they have an inspection contingency etc etc, and their relationship with the owner.What could be done is that your nicely printed proposal for 16k could work its way to the owner, and drop all prices (wholesaler's and yours) accordingly.