Putting first house under contact tomorrow!!!

[Trey Brooks]

Good afternoon y'all!! Last week I posted about how I was meeting with a motivated seller at her house.... The meeting went extremely well (I made a bunch of mistakes, but you live & you learn). In person i offered the Gal 12,000 for her house, (Comps were 15k-30k) (All cosmetic repairs besides roof, so far) which was wayyy to much for a wholesale deal. So today.... I shot her a text (unethical probably) that stated: "Hey Mrs. Frances; hope all is well. Sorry, about the inconvenience. I apologize to inform you, that I did the estimates wrong, since I'm still getting used to the Jackson, Mississippi market. But based off of the comparable houses in your neighborhood... For a cash offer I can only pay $2,000. (Since I eat the closing costs, roof repair, & other cosmetic repairs... Plus possible repairs I don't yet know about.) If this is something that still works for you, let me know. If it isn't then let me know what price does work for you, since I want to make this a win-win situation. -Thanks in advance, Trey Sorry about my mistake. Hope to hear from you." She replied with: "It'll work hope I can get 3,000 and that's fine, I'm heading to Vicksburg I'll be back at 4 can we meet [To sign the contract]. I delayed it to tomorrow at noon... Because I have no freaking clue what to do now. I know how to get a Texas contract, but I have no idea how to get a Mississippi one. (I read a whole text book about Texas Real Estate contracts, but is that information applicable in MS?) Do I need a title company at this point to validate the contract? (I think here they use attorneys?) I guess my question is: •When I meet with her tomorrow, what kind of contract do I need? •When do I get the title company (or attorney) involved? •Any info that lays out the next steps would be appreciated. OH & I'm getting the house under contract for $2,000. The house is in a C/D neighborhood ... Since I'm new should I just wholesale the deal to get rid of it, or should I buy it & rent it out (She just had a tenant move out last month that was paying $400 a month in rent) Sorry for the long post, appreciate you for reading!! -Thanks in advance!! I'm excited!!(obviously) Trey