When I have contracts that are sound , do I get them notarized with me and the seller?

@Bob Ross The factors that contribute to an investment being worthwhile or not are not as complex as people think.People complicate these factors in an attempt to delegate responsibility to non-emotional rationale and maintain loyalty to the "does it pencil?"

So, your son waiting at the steps and handing it to him then afterwards signing and having a copy notarized that the person was personally served is sufficient especially if your son is willing to testify that he did personally serve the notice.

I asked if he would at least like a notarized option. 

Have the letter notarized.

What's important is simultaneously getting the form signed, notarized, and getting possession of the unit.When you get the form signed get it notarized at the same time, hand over the cash, and have another person at the property to change the locks and take possession. 

@Craig Parsons,Most agents / brokers (whether they Realtors(TM) or not) are not investors themselves, and don't understand investors - nor do they want to.

Why are they closing and I’m not?Are

If they are uncomfortable or unwilling to do virtual or courtesy closings elsewhere then that's probably the option.All of the title companies that I work with in my state have the ability to mail-out the closing documents for signature, set up a closing at another location (often even a bank), and now (thanks RONY) close virtually with contact-free notarizing.

Currently, I am working with a friend doing mobile notarizations (mostly R/E closings) trying to help him build up something akin to a brokerage, which is hit and miss, but it does afford me occasional time I can put to use (upgrading skills to get a better paying position or possibly hiring out with a rehabber so I can learn some skills from an experienced R/E investor).