And if the seller asks, I just say that the deposit goes to the lawyer and sits in escrow till closing, you don't actually get it. ( which is true) Then when I find my buyer i send both contracts (AoS and assignment contract)to his lawyer and my buyer ponies up the deposit.

Think of it as another AOS...Title company is usually where settlement takes place.

In fact in their AOS, it has a spot where you can choose between "HUD'S designated closing agent" or write your own in.

Will a bank or other lending institution let me fill out an AOS listing the LLC as the owner.

I am not an attorney but I know in PA you can wholesale if you sign an assignable AOS and give them legal consideration ($1 in contract I use).

thanks for the quick reply - its only about 4-5 years old (AO smith) and i dont think its a wind thing bc the vent goes to the top floor of a 3-story building.

Was it stated in the AoS that if you weren't comfortable with the HUD inspection that you could pull out?

Even just different asset class so he could toss that fancy word in his ads when looking for new tenants...Examplehttps://www.lowes.com/pd/A-O-Smith-Signature-28-Ga...warranty an extra 60 bucks, but 26 gallons...orhttps://www.lowes.com/pd/A-O-Smith-Signature-38-Ga...or even "better"https://www.lowes.com/pd/A-O-Smith-Signature-38-Ga...

It is not until Wednesday that we connect and I explain to him that I need a counter signed AOS for us to proceed.

But there is still the cost involved in material and timeIf you do your own maintenance,  then the labor cost is on you.Wood gets scratched up no matter how well you try to refinish it more so that a flooring product that has an AO or double layer of ceramic bead that is factory applied, such as LVT's.