I'm not wanting to make trouble for the agent, I just want to cover my bases.The lot is priced low and has been and on the market for 2 years with 3 different agents.I want to communicate with the builder to ask what made him back out.

I then typed up a lease that covered everything possible in all of the leases and ended up with an eight page lease.

Could you cover your deductible, plus more, if something bad happened? 

I have seen some insurance people say you can cover this just as well by getting enough liability coverage...which I also have (for the LLC) and may be  true. 

As far as loans for the purchase look into sight unseen loan programs for auctions Gives you 85% of the purchase with an adjustable rehab budget that covers 100% of the rehab upto 70% of the arv (Most of these properties you will not be able to get inside for an appraisal or to formulate an accurate construction budget) 

Is there places who will lend to cover the DP?

,Investors on BP are emailing that they very much appreciate the investment strategies I'm making them aware of on these posts.As a long time FL Mortgage Broker, Real Estate Investor and Landlord, I know everything that has to do with these 3 subjects, and unlike other Mortgage Brokers and Lenders on BP who don't want to vote or chime in with what they know to be facts, I'm willing to share this knowledge with the BP investors.Facts are, everything I'm sharing or questions I'm answering on BP topics are relevant here in the 2018 Real Estate & Mortgage Market in America and will result in... ...MUCH "BIGGERPOCKETS"  for the smart and/or new investors. 

From what I know some PM companies will not service these properties, rents are so low that even a 15% PM fee will not cover for basically twice the work and all the issues that come with that territory.

(Not a live in flip) He also was wondering if he should refi his house, pull 75k out, pay the vehicles off and put the rest down on a new house. rent the original house out and take that money to pay the refi mortgage, the rent would cover the mortgage plus an extra 150 per month ..I’ve been telling him about refining his house and use that towards a BRRRR or some other real estate investing.

That would outline the terms of the lease - rent, security deposit, property condition at move in, lease end date, lease term and anything else that a lease should cover.