ATM business mainly makes money from the transaction fee.

Are you self-funding the transaction or will you be using a lender?

I have stories for a book or two.

I'm doing tpc compliant texting to motivated sellers to book appointments. 

At that point I dont know investing would make any sense, I have heard scary stories I was thinking about short term rentals but that needs constant cleaning after guests and conpetition is very high my friend spent almost 200k out of pockets to buy a property for airbnb and he got 17 bookings per year....

I will mention that a hot tub could really increase the frequency of bookings. 

Michael,   A good book to purchase is "Professional Real Estate Development: The ULI guide to Business.   

Would recommend you read a couple books about BRRRR, that will give you the basics and then feel free to reach out.It remains a great strategy, but you have to manage your expectaions.

Title company processes transaction and finalizes sale.

In addition, committing ~ $200K requires some level of sophistication on the part of the investor and you are more likely to find someone to agree to your terms in smaller transaction sizes, but even that will be difficult.