Probably in the least this is a 400K project but you're in Jersey so it's got to be much much higher than it would be here in Kansas, unless you're buying slum low down junk that you shouldn't be looking at anyway.This would be a pretty lengthy and involved decision and you would need to have a lot of knowledge about a wide variety of things to even approach this kind of project.Most people will probably try to help guide you in some fashion and by all means please don't think I'm trying to be negative or have a mean tone to my text here.

Lastly, I was assured on multiple occasions that as long as get my documents sent in a timely fashion that I will close on time.

I'd work some of them the old fashioned way, knock on their doors !  

It's a big one for selling jewelry.

The good news is that lazy investors thinking they can pluck sweet deals of the MLS will give up and the hard working ones like us will scrape up our deals the old fashioned way...

It depends who formats the information in a fashion that suits your needs.

it's got the old fashioned diners vibe.  

Start with  a letter of intent then let them fashion a final binding contract.If the attorney thinks your skimming her clients equity that's another issue.

How many times will agents actually present an offer from a potential buyer who makes a low offer in a neutral fashion...I venture to guess that those times are few and far between.  

I have an action plan that makes sense in my head, but do lack the "know-how" and connections to make it happen in the proper fashion - without going bankrupt and living on the street with my two sons.I want to live by your credo!