Deliver pizza, eat rice and beans, and throw every dollar at the student loans.

Said notice must be delivered in the same method as rent, so if the rent is mailed every month, the notice must be mailed.

If the landlord does not sign and deliver a written rental agreement signed and delivered to the landlord by the tenant, acceptance of rent without reservation by the landlord gives the rental agreement the same effect as if it had been signed and delivered by the landlord.If the tenant does not sign and deliver a written rental agreement signed and delivered to the tenant by the landlord, acceptance of possession and payment of rent without reservation gives the rental agreement the same effect as if it had been signed and delivered by the tenant.

As per a clause in the FARBAR regarding your "inability to deliver clear title" they can't prevail on a specific performance action.  

When dealing with agents whom I don't know and/or aren't aware of the Seller's motivation, I always take the time to write a contract and deliver it with a note highlighting the benefits of my offer.On the other hand, when representing a residential Seller I instruct all parties submitting offers to use a contract. .

I would go with a good GC, even for less profit, at least on your first 2 rehabs, rather than hire a GC that wont/cant deliver.

I have been delivering pizzas for the past few months at nights and on the weekends to get my familyout of debt and start my real estate career. 

Be genuine and be yourself don’t try to oversell or over promise and under deliver) During our analysis we brought in @Kiran K, a long time SFR investor with a lot of deals under his belt who was also looking to get into MF properties.

They said the notice is considered delivered the day it is mailed, but you have to give at least 8 FULL days before filing for a judgment.

I would have your agent relay a message to the seller agent that the offer is only valid on unit being delivered vacant at closing.