I'm writing an offer on a property that I'm planning to pay all cash for. 

Here's a quick guide to success:1) Finding Deals:Establish your Goals - First, think about, write down, or know by heart, your goals and your "Why" - why are you investing, and what do you want to achieve.Next, create a "buy-box". 

5) Create / update your portfolio architecture action plan - Write it down.2) Focus on your return on equityThe "Buy" spreadsheets and numbers become less relevant every year. 

who writes the contract?

For property owners with out-of-state investments, is it necessary to keep all receipts and invoices for write-offs during tax season, even smaller jobs performed by the PM's handyman?

I've even had banks say they'll write the deal if I deposit 10% of the loan value back into a money market at their bank.It's a crazy world - 

Have them in writing, not just in your head.

Plus their expense is a tax write-off. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Also, you may consider writing contracts that have a processing fee put in place for client that "OPT" to "NOT" pay online as a motivating tool to sign up for online payment.