Maybe the seller needs an agent who will communicate with them better, but under no circumstance would I allow my client to talk, email, txt or anything with a buyer or their agent.

Some lender's have an application fee which is standard but it should be less then $500 and they should tell you in writing what it's for and in what circumstances it is refundable. 

Those who have a few million lying around and go in all-cash are probably the exception. ;-)

The lender requires 75k and does not do exceptions to it because it is securitized.  

Without getting into the details, if your LLC were owned more than 50% by unrelated third parties, it's theoretically possible for your father's SDRA to loan to the entity, but not under the circumstances you describe.

Usually a state has an exception if you're looking to invest in residential property, it may not be considered doing business in that state and you won't have to foreign qualify if that's the case.

I agree about seeing it changed...at least in some circumstances.  

Everything looks OK with this, except for that iffy crime rate.  

Never use anything except M2M leases as you will need to be able to quickly remove non performing tenants.

Also, if you have exceptional tenants, you might want to consider foregoing a rent increase this time around.