This may require proper service (hand-delivered), and/or mail & nail (posting on a conspicuous spot on the premises.

I spend like $40 each house and hand deliver it.  

Equity investments are generally riskier, but potentially can deliver more upside.  

This property will be delivered with clean title there may be half a years tax's or so but you would take that on.I want this to be a learning experience for the BP community to share with especially newer investors looking to get into the game...

Sometimes, when I wholesale remotely in FL (which I did this 2 months ago) in West Palm Beach  I found a buyer through a Agent who hand delivered my deal (assignment) to their cash buyer clients! 

B. (1) BUYER HAS: 30 Days After Acceptance, unless otherwise agreed in writing, to: (i) complete all Buyer Investigations; review all disclosures, reports, lease documents to be assumed by Buyer pursuant to paragraph 8B(5), and other applicable information, which Buyer receives from Seller; and approve all matters affecting the Property; and (ii) Deliver to Seller Signed Copies of Statutory and Lead Disclosures and other disclosures Delivered by Seller in accordance with paragraph 10A. (2) Within the time specified in paragraph 14B(1), Buyer may request that Seller make repairs or take any other action regarding the Property (C.A.R.

From the current FNME Selling Guide.If the mortgage being delivered to Fannie Mae is secured by the borrower’s principal residence, there are no limitations on the number of properties that the borrower can currently be financing.  

Under TRID, changes will be made to the following processes: The Loan Estimate must be placed in the mail or delivered no later than the third business day after receiving the application and no later than the seventh business day before consummation.

If you had nothing in writing, signed, sealed and delivered I'm afraid you may be out of luck.Working with 100+ REO property purchases taught me that banks do whatever banks want to do. 

Talking about under promised and over delivered.