Also, sellers usually won't even consider an offer without at least a preapproval in place.

There’s a 4 unit building that I want to purchase and the seller may be willing to do owner financing.

I give the seller their equity and they move out.

seems high from JUST closing cost perspective on buyer or seller side (escrow+attorney+survey+prorated tax+ doc)... but again it could be very low depending on how the closing cost is being constructed (may be point or cost from both side etc) ..if you can give a breakout /pic of the closing statement then i can help 

My next step is to go through the inspection report when I receive it later today and determine what I will send back to the seller. 

The appraisal came back subject to repairs and the VA contract states that no repairs will be made by the seller and the buyer will have to escrow repairs.

Is it beneficial to get my sellers lic in the place I live or should I wait to get it in the place I will invest (if the state is near me)?

It is my understanding that with a dual agent (and i am the buyer) that the dual agent's duty/loyalty is to the seller, correct?  

If I were writing the offer, I'd evaluate the property based on the cost of this repair by either asking for a price reduction equal or greater than the price of repair, or for the seller to remedy the situation prior to close.

I have a meeting with a seller this Saturday that I found driving 4 dollars (D4$).