How do I 'lock up' a deal!?

[Na Miller]

I have found a number of properties that could be good deals for my investors ... but how do I present them? I am unsure whether I should send out all my property due diligence information (my 'package') to a bunch of investors that I have never worked with without having the propery under contract ... yet I don't want to put it under contract with my seller and then let the clock tick while trying to get investor interest. Do I just 'trust' that my investors will not 'go around me to my potential seller? Help!