IncludePurchase priceDown paymentEarnest DepositDue Diligence periodFinancing contingency periodDays to closingOnce you have this non binding agreement signed you can start with a basic commercial purchase and sale agreement that the buyer or seller's broker should be able to produce.

No equity no deal IMO.Get together with a RE Attorney to ask or get the correct paperwork suitable/legal for your area.Find buyers by networking with investors, agents, brokers, lenders, attorneys, craigslist, bandit signs, newspapers, etc, etc...

I noticed a house where the for sale sign had gone up and down a few times, it was currently off the market bit was listed as a pre-foreclosure.

Among other things, you need to give a summary of it to your tenants every time you sign a lease, making sure to give them the most recent one.

Have you come across any local firms you are thinking of signing up with?

After all of the documents were signed, I sent them to the RE/closing attorney who took it from there.

See all the threads here for wholesaling, direct mail, bandit signs, driving for dollars, etc.

I then wired the money to the escrow and just happened to be flying back to the states for a vacation where we signed the closing papers.

Two money partners put up all the cash ($100k, $50k each), and as General Partner (managing member) I will sign for the Hard Money Loan for the rest needed to do the rehab.

Go to your agent's broker, tell them you need a contract right now with a FSBO and she's out of town, he/she will assist or assign an agent to assist in her absence and to her credit.Another way is to just get a contract and get it signed, your seller can change their mind any moment, so it must be under contract.Then go to your bank, they should take it from there.