I'm not entirely ignorant of Real Estate, I just need one break to prove this fact.I want to have a home locked in before I arrive with all of my household items and no house!

That is wonderful news. 

I would also put a contract together specifying all of the terms of the agreement and consequences of breaking the agreement.

Also if you have a new lease term but at a low cap rate in the 5's will require a larger down payment.The lender matches the down payment with appraised dark value if the tenant does not renew in the option so that the mortgage will be at or not higher than dark shell value of the building.There is a lot to the financing side of NNN and it can make or break a deal.

If I break even or even lose a bit on the first deal, I can live with that as long as I learn something to make the next one go better. 

While you can ONLY see the upside of having the Federal Jobs market heavily invest in the area, I have noted that when these Federal Agencies choose their new communities, they make the chosen one and break the others. 

@Andrew Beaver, it was news to me before I started networking with the smaller brokers.  

We reside just about in the middle of Richmond and Newport News / Hampton. 

Well the owner news about 120k but this house would only be worth 70k.

Do you have any tips on setting this up effectively without breaking the bank on legal and other filing fees?