They likely won’t bite bu it would put the cash for keys scenario on current owner.

Forms can be misleading - - we THINK we understand what to do, we all can read, B U T sometimes there are consequences we didn't understand.The QC or Warrant Deed is trivial - - The PCOR (prelim Change of Owner) is where the rubber hits the road and you hit with sales taxes and other consequences.Why gamble? 

A little off topic bu a bunch of animal lovers here too.

No disrespect to anyone posting or tagged above, B U T --No money down is hype IMO, smoke and mirrors. 

Bu I'd also add on one other thing and that is, whatever that number is than add another 10% becayse you dont want to scrounge for money once committed.  

That's a very common problem for investors in the range you and I are in, because they typically count 75% of your rental income, bu 100% of your debt. 

I have my Cover Letter and Envelopes ready to go ( with a Picture of the Property copied on the Envelope, bu I am trying to think ahead, and have a plan of action ( well mainly what to say, / How to present myself that I am Interested in purchasing their vacant looking property , etc.  )  If I end up having to Call them to find out if they want to sell. 

and between us we have $470,000 cash liquid and $600,000 in ROTHs..HERES THE POSITION OF THE TWO OPPOSEING POSITIONS:partner #1 - use all BUT $100.000 of liquid cash, sell off 50 oz of gold , 125,000 wholesale value of unset  precious GIA certified gemstones and  an art collection to be auctioned and pay off the 10 houses that generate then $14,700 a month in gross cash flow before taxes and insurance WITH THE ABILITY TO RAISE THE RENTS EVERY YEAR SINCE THE CRASH...then switch focus to direct mail and wholesaleing and get out of the flipping in a volatile market that is at it's probable peak....only do a couple flips a year INSIDE the ROTHsPartner #2 - Keep plodding along and stay liquid with the $450,000, borrow hard money for the flips at 10% and use the cash to rehab and let the tenants slowly keep paying down the properties while switching focus to direct mail and wholesaling..

The Offer to Purchase, both residential & commercial, would benefit all investors B U T, sigh, we can't get or use them. 

(H&BU= higher return)Leverage up if you can get deals that cash flow. 6 properties can be maintained while working a full time job.