OP, you can repost the contract if you like but please block out personally identifying information for both you and the seller. 

That sounds like a potential road block or at least a pain.While waterfront property is the most desirable, I'd be very nervous about starting a spec house that likely won't be complete for 2+ years (after approvals, design, etc.).

Self Advertising: Business Cards, Social Media Posts, Mailing post card styled ad to renters/people looking to buy, and mailing hand written notes to past clients.Business Cards: Hand out after conversations, put out in local stores/restaurants (after receiving permission) and put in all flyers/ads/notes mailed.Social Media Posts: Put out helpful information and use colorful images/texts to get peoples attention.Mailing Post Card Style Ads: Will advertise that you're willing to help new clients.

Someone selling investment properties has probably been around the block a couple times and will look to your ability to pay to consider the down payment and terms.If you are a strong buyer, you can get by with the nothing down or 2K deals more often (not saying it's impossible if you're not).

Hopefully that isn't a road block.

Any advice on size, content, and paper color and type?

I ask her if she has the comps I sent her showing the exact same type of house on the next block sold for 13K less that what we listed.

(I find some buyers have the cash but credit,reserves,employment hits a stumbling block with lenders)2.Buyer purchases on cash flow and occupancy on income approach and NOT comparable sales approach which is typical with 1-4 unit appraisals.

My question is: What color do I paint the kitchen?

It was a "bad" block, there was a lot of crime and poverty.