While an LSA can play the role of collecting / remitting payments, accounting and enforcement in the event of default (foreclosure), its not necessary to have an LSA and may add extra layers of complication or expense.I’ve found that if you have a reliable escrow agent: they will handle the crafting of the note and mortgage, arrange for necessary signing / notarizing / recording of the documents & handle distribution of loan funds.

- contract not notarized; covers your possession of property as a tenant2) option - contract to buy - also not notarized normally - usually shows all the terms of the future purchase: term, price of option itself, price of property at future purchase, financing, rent credits, last day to exercise the option (make the purchase), rights to extend the option (or more likely not without more money), etc.3) memorandum of option - YES notarized because you want it recorded (but the owner often doesn't because it shows his property is tied up by you).

You will sign them at closing and notarize the deed of trust, and they will record it.

We did a simple agreement that our attorneys wrote up and we both signed and had it notarized.

Qualified intermediaries more often than not are firms of attorney's and accountants who only do 1031 exchanges because they cannot have any other business relationship with the client per IRS rules. 

If not, are there any suggestions on how should an out-of-state investor invest in the Austin real estate market?

However, both of the things you asked about (e.g. charging additional rent above what the Housing Authority is aware of; and having two leases - one the HA is aware of and one they’re not) are specifically prohibited. 

I realize that the actual closing won't be processed in Germany, and actually Florida won't even recognize the German notary for signature authentication (but instead require the non-US-citizen Seller go to a US Embassy or consulate for notarization), but I'm having some issues with the Seller and am hoping to find a local professional that could work with the US title company already working on the deal, to ensure there's not an issue with language barrier, competency, identity theft, etc. 

@Ashley Ramirez no you do not need a RE license to wholesale, but I would recommend you get all your contracts notarized by a real estate attorney before you start assigning contracts.

I'd also ask the tenants to write a very brief and simple statement describing the situation and have it notarized as an affidavit (also called a Jurat).