pest control (if applicable)?

Don't over complicate.Take purchase price, say $150,000$1,000 Down payment$9,000 Purchase Money Note (secured by Trust Deed or Mortgage) payable X for Y years$140,000 - Subject to existing 1st mortgage (approx balance, terms per lender's Note)You could offer another few lines concerning progressive release of funds on certain events like possession, etc.Also, you could offset seller's/attorney's concern about your payment of sub-2 loan by you giving performance trust deed that you will pay 1st or AITD Wrap of 1st and purchase money note to given them more control.

caveat emptor:  Many States require a PM to be managed or at least under the control of an RE Broker. 

If you have a lot of high interest rate debt, that's the first thing you want to get control of.Another thing to consider is your tax bracket.

I'm still doing verification which allows me to keep one of the most important parts of the business in my control.

Go in with a definite offer or offers and take control of the negotiations. 

Not free and clear - If there is existing financing, you can- buy-control on a wrap, sub2, lease with option, lease purchase, TIC agreement, land contract- sub2 can have a note (promissory note)- there is a due on sale clause issue, loan could be called, if payment is made and insurance is kept in force, DOS usually not an issue, many times property trusts are used.B.

The new controls prevent the lender from exercising any influence over the appraiser or even speaking with them.

Hey Jessica,Are you initiating the increases in congruence with Oakland's rent control ordinance?

However, there is provision under the "rent control" regs.