Like in our area, most of what I see hit the MLS there goes under contract quickly, so would be nice if you can find someone selling off market. 

Yes it's on their website too, look under "ordinances".

I am not sure what contract or form i would need to be using to get a property under contract.

I am not really a real estate finance guy - I am an equity research finance guy, but I was under the assumption 7% mortgage rate was average.

We hanve language in our leases to clarify who is responsible for certain damages depending on if the company or is the underlying tenant's name is on the lease. 

attempting to respond earnestly to your post - Satanic ritual abuse is a real and serious issue that often goes completely under the radar for many reasons.

We call it an ELA (Express Loan Approval) where we can close in 15 days or less because it already underwritten.That ELA will outbid any offer even in some cases an "All cash" close because an "All cash" offer is usually well under the ask price.

I just paid my attorney 15k today in just fees for 4 entitlement contract red lines and we arnt even under contract yet!  

Just know the layers involved and be sure you are still able to complete due diligence on the sponsor. 

The over/under says that the market will revert back to the mean.