what to beware when making an offer?

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LLC has not be formed.. Can i use "LLC name to be formed" as buyer? And form an LLC when lawyer prepares formal contract.

what other terms to be included?   broker fee,  financing,

You can (usually) write the contract as "Etahn Smith and / or assigns" which would allow you to assign the contract to a related entity at a future date prior to closing. This will allow you to formulate the LLC during the inspection period.