Jokes would be a great way to break the ice but I'm more worried about what they don't say/think and how that'll effect their selling decision.

This is a HUGE plus - and it effectively solves the problem, as long as you're willing to verify the currency of the data. 

Not sure how to address all closing as states have different factors.

However In our purchase agreement, we only have the address of the main property.

Please feel free to read other post on BP that address the same topic as I am not alone.

Even though I had the sellers phone number and email address at this moment I knew using the Realtor in this case was best because the seller whole heartedly trusted the real estate agent.

If those systems are old, then you should be in the high 70s, low 80's.Without knowing the address, there is obvious caveats that may exist.

Hi @Joe Fairless - two of the biggest mistakes/problems I see are (1) not recognizing that when you bring in investors and give them a percentage of an LLC that is actually a "security" and there are laws that need to be complied with in issuing the security, and (2) not addressing capital call provisions (or other financing options) in the event the venture runs short of capital after the initial round of investment. 

The BRRR is a pretty straight forward and simple way to effectively design a zero down deal.  

She then said " did they give you the address?"