[stomachmonkey]

The realtor wants to know if you already have a realtor because he may feel it's not be worth the time for him to split commission on $85k. Ditto on the pre approval, they won't spend their time or a sellers time on it to have it go no where because you don't end up getting a mortgage.

Permit problems can be a HUGE problem depending on your local ordinances/town hall and greed of the inspectors.

Sold a house in NY that I bought as a new build but everyone missed that the second floor was not permitted properly. In the 12 years I lived there local code changed so now I not only had to get the proper permits but I had to do additional work to meet current code.

Hired an expeditor who does this for a living and knows all the shortcuts and who to grease, took 11 months.

You need advice from locals familiar with your area and it's particulars. What we can offer here will get you covered mostly but do not make decisions based on it. Use it to educate yourself to the possible gotchas and that's it.